My partner and I are only a couple days away from an exchange on a house in Flint and my mum and dad have transferred the ten percent deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my conveyancing practitioner needs to make a notification to my lender. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
The lawyer is legally required to check with lender to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
Do I have to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Flint so that I can pop in to their offices if required.
Whereas this was necessary 15 years ago, the vast majority lenders no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to provide ID documents and there are still manifest benefits to instructing a locally based solicitor, in your case a conveyancing solicitor in Flint.
When it comes to lenders such as Nationwide, do Flint conveyancing practitioners incur an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
My husband and I have arranged the release of further monies on our mortgage from Barclays as we wish to carry out improvements to our home in Flint. Are we obliged to choose a nearby Flint solicitor on the Barclays conveyancing panel to handle the legals?
Barclays would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
The formalities of my remortgage has taken place for my property in Flint. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. 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 with full details of your complaint.
What does a local search tell me concerning the property I am purchasing in Flint?
Flint conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays a central role in many a Flint conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
About to purchase a new build apartment in Flint. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Flint
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Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
My property lawyer in Flint has informed me that he requires identification documents saying that this is part of his requirements as a conveyancer on the bank Solicitor panel. Is this right?
Anti-terror and anti-money-laundering rules require Flint conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements