It is 10 years ago since I bought my property in Flint. Conveyancing lawyers have now been retained on the sale but I can't locate my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be with the mortgage company or they may stored with the solicitor who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Flint relates to registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.
Are all Flint Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
It is true that some lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I can not work out if my lender requires a lease extension. I have called into my local Flint building society branch on various occasions and was told they are content with the situation and they would lend. My Flint conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
As long as the conveyancing practitioner is on the lender approved list, she or he must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 remaining.
I was told two weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Flint is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have todaybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Flint for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Flint conveyancing specialists.
I decided to have a survey done on a property in Flint before appointing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may refuse to issue a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Flint. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Flint to see if the conveyancing costs will increase in light of this.
If all goes to plan we aim to complete our sale of a £350,000 flat in Flint next week. The managing agents has quoted £300 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Flint?
For most leasehold sales in Flint conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering pre-contract questions
Where consent is required before sale in Flint
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Flint Leasehold Conveyancing - Examples of Queries Prior to Purchasing
How many of the leaseholders are in arrears for their maintenance charge payments? Is there a share of the freehold? How much is the annual service fee and ground rent?
When it comes to my conveyancing in Flint should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Flint conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.