My best friend’s uncle is a conveyancing practitioner. I expect that I can be offered preferential rates for conveyancing, However if that does not come through, what level of costs should I be expecting for conveyancing in Connahs Quay?
Do compare pricing. Make use of our comparison tool on this page. The amounts do vary but service levels do are distinct between solicitors as is true with most professions.
I am currently in the process of buying my council flat in Connahs Quay. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Completion of my purchase has taken place for my property in Connahs Quay. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Connahs Quay building society branch on various occasions and was told they are content with the situation and they would lend. My Connahs Quay conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
The conveyancer has to comply with the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Are there restrictive covenants that are commonly identified during conveyancing in Connahs Quay?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Connahs Quay. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Given that I am about to spend 450k on a house in Connahs Quay I would like to talk to a lawyer regarding thetransaction in advance of appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be doing your conveyancing in Connahs Quay.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Connahs Quay should be the figure that you end up paying.
Is it best to instruct a Connahs Quay conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can deal with the conveyancing however her office is a couple of hundredkilometers drive away.
The benefit of a local Connahs Quay conveyancing practice is that you can pop in to execute documents, hand in your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and in the main were happy that must trump using an unknown Connahs Quay conveyancing lawyer just because they are based in the area.
Back In 2001, I bought a leasehold house in Connahs Quay. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Connahs Quay who previously acted has long since retired. Do I pay?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Connahs Quay conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a ground floor flat in Connahs Quay, conveyancing having been completed 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Connahs Quay with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2079
With 53 years left to run we estimate the premium for your lease extension to be between £27,600 and £31,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.