Is the fact that my solicitor in Flint is not on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Flint conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Is it possible for conveyancing in Flint to be completed inside 10 days?
Where you are under a tight deadline to exchange we would recommend that your solicitor is familiar with the area as they will benefit local relationships and insight. It is possible that they could have conducted otherhouses in the same street. You would be best advised to use a Flint conveyancing lawyer. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is believed that just under twenty per cent of Flint conveyancing deals are held up or derailed after finding out that a buyer’s solicitor was not on their banks panel. This can often result in the legal transfer of property being delayed by as much as three weeks. It is said that this issue impacts in the region of one hundred thousand home moves annually. Almost all Flint conveyancing firms can not act for certain banks so do check at the outset.
I am looking for a leasehold apartment up to £305k and identified one round the corner in Flint I like with a park and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Flint suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan that many years will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
What tools are available to identify a Flint solicitor on the Santander conveyancing panel? I have a car and am willing to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the tool on this page. Please choose the bank and your location and you will see a number of Flint conveyancing lawyers located nearest you. We have detailed some Flint conveyancing firms towards the end of this page and you can call them to check whether they are on the Santander panel
I need to instruct a conveyancing solicitor in Flint for my purchase. Is it possible to check a firm’s complaints history with the profession’s regulator?
Members of the public can review presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.
Me and my fiance are expecting to complete on the purchase a property in Flint but as a consequence of damage from the recent storms I have agreed recompense from the vendor of £3k in the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process however my mortgage company will not permit this. Should they have been approached?
Your lawyer being on a bank approved list is required to advise the mortgage company of any amendments to the purchase price. In the event that you prohibit your property lawyer to disclose the reduction to your bank then they would need to discontinue representing you and the lender.