I am expecting a mortgage offer from Santander. My intention is to use a Licensed Conveyancer in Flint. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
We are aiming to move home in November. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Flint. Conveyancing solicitor was chosen prior to coming across your page.
On the day of completion you will need to collect the keys from your selling agent but this can only take place after the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. Subsequently you should inform the removal men that they can start moving you in. We do not recommend a specific removal company but can assist you in choosing a residential property solicitor in Flint or a solicitor with expertise in conveyancing in Flint.
We had appointed conveyancers based in Flint on the Nationwide solicitor panel. They are now charging me a separate sum for handling the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. The charge is not dictated by Nationwide but by your Flint solicitor. Some firms on the Nationwide panel will charge an ‘acting for lender’ fee and others do not.
My wife and I are in the throws of looking at flats in Flint and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I will be getting a home loan with Principality.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.
I have a renovated Victorian house in Flint. Conveyancing solicitor represented me and Aldermore. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the matching address. Is it worth asking Aldermore to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Flint and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who carried out the work.
My husband and I are a fortnight into a residential purchase having been recommend to a firm by the estate agent to carry out the conveyancing in Flint. We are not happy. Could you you assist me in finding new conveyancers?
They would need to be very bad to suggest replacing them. Has the mortgage been generated? In the event that it has you must make them aware of the replacement conveyancer and ensure the loan are re-sent. Your solicitor ideally should be on the mortgage company approved list to avoid escalating charges and complications. That should be your starting point. Our find a solicitor tool should assist you in finding a bank approved conveyancer for your home move in Flint
I am tempted by the attractive purchase price for a two flats in Flint which have about 50 years left on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Flint is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the marketability of the premises. For most buyers and banks, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Flint conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a leasehold flat in Flint, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Flint with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2093
With just 68 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
Our property lawyer in Flint is asking me for ID documents asserting that this forms part of his legal duty as a solicitor on the bank Conveyancing panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Flint