Me and my partner are buying property in Deeside. My lawyer is not listed on the mortgage company approved panel. Is it possible for me to appoint my Deeside conveyancing solicitor even though they are excluded from the lender panel?
Your options include
- Complete the purchase with your chosen Deeside lawyer but your mortgage company will undoubtedly retain a solicitor from their approved panel. This will result in additional fees together with potential frustration.
- Choose a fresh conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get accepted on the lender’s panel of solicitors
My wife and I are purchasing a property in Deeside. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to deposit our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
If you had a top tip for selecting a conveyancing solicitor in Deeside what would it be?
We would encourage you not to go for the lowest Deeside conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We previously selected conveyancers with offices in Deeside on the HSBC solicitor panel. They have just invoiced me a separate fee for handling the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. This charge is not set by HSBC but by your Deeside solicitor. Plenty of firms on the HSBC panel will levy ’dealing with mortgage’ fee and others do not.
Should our lawyer be asking questions concerning flooding as part of the conveyancing in Deeside.
Flooding is a growing risk for solicitors dealing with homes in Deeside. Plenty of people will acquire a property in Deeside, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a various checks that may be undertaken by the buyer or by their lawyers which can figure out the risks in Deeside. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to discover whether the property has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a purchaser could bring a compensation claim as a result of such an misleading reply. The buyer’s conveyancers may also conduct an environmental report. This should disclose whether there is any known flood risk. If so, more detailed inquiries should be carried out.
How does conveyancing in Deeside differ for newly converted properties?
Most buyers of new build or newly converted property in Deeside come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because developers in Deeside tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Deeside or who has acted in the same development.
I am looking for a flat up to £195,000 and identified one near me in Deeside I like with amenity areas and transport links nearby, the downside is that it's only got 49 years on the lease. There is not much else in Deeside suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
Hoping to buy a property located in Deeside and I am already nervous. I couldn't find anything specific about Deeside. Conveyancing will be needed in due course but do you know about the Deeside area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Deeside. In the meantime here are some basic statistics that we found