My IFA says he needs my Connahs Quay law firm’s panel member for the HSBC conveyancing panel. How do I discover this. I have tried my local Connahs Quay office but they don't know it.
You are best placed to get this information from your Connahs Quay property lawyer . Most Connahs Quay conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My god-son is in the process of securing a house that has just been built in Connahs Quay with a mortgage from Coventry BS. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My husband and I are purchasing a newly converted flat in Connahs Quay with a mortgage from Barnsley Building Society.We would like to retain our Connahs Quay conveyancing practitioner but Barnsley Building Society says her practice is not on their "panel". We have to appoint a Barnsley Building Society panel solicitor or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Barnsley Building Society use our lawyer?
Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that lawyers must be on the Barnsley Building Society approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barnsley Building Society
Are there restrictive covenants that are commonly picked up during conveyancing in Connahs Quay?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing 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…’
Due to the guidance of my in-laws I had a survey completed on a house in Connahs Quay ahead of appointing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders may not issue a loan on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Connahs Quay. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Connahs Quay to see if the conveyancing costs will increase in light of this.
I have just started marketing my garden apartment in Connahs Quay. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the service charge as usual as all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a 1 bedroom flat in Connahs Quay, conveyancing was carried out in 2000. Can you work out an approximate cost of a lease extension? Similar properties in Connahs Quay with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2105
With 80 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.