We have agreed to purchase a house in Flint. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
Given that you are obtaining a mortgage with RBS your lawyer must check the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease fails to satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Flint.
I am expecting a OIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Flint solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Flint solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Completion of my purchase has taken place for my property in Flint. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a property in Flint? or Apparently there is a law dating back centuries that could mean that owners of property residing in a parish church boundary will be compelled to contribute towards maintenance towards the chancel within the church. Is this relevant for conveyancing in Flint?
Unless a prior purchase of the property took place post 12 October 2013 you could expect solicitors handling conveyancing in Flint to remain encouraging a chancel search and or insurance against a claim.
Over the last few months I have been searching for a flat up to £235,500 and found one close by in Flint I like with a park and station in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Flint for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
We are four weeks into a leasehold purchase having been recommend to conveyancers by the high street agent to carry out the conveyancing in Flint. I am am very dissatisfied with the level of service. Can you help me find new lawyers?
They would have to be very bad in order to consider changing them. Has the loan offer been sent? If so you must advise them of the new contact details and have the mortgage documents are re-issued. Your conveyancer should be on the mortgage company panel to avoid escalating expenses and frustration. So that should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Flint
I work for a busy estate agent office in Flint where we have experienced a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received conflicting advice from local Flint conveyancing solicitors. Could you confirm whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Flint - A selection of Questions you should consider Prior to Purchasing
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Be sure to enquire if there are any onerous restrictions in the lease. By way of example it is very common in Flint leases that pets are not allowed in in a block in Flint. If you like the apartmentin Flint but your cat can’t live with you then you will be faced hard choice. Best to be warned whether redecorating or some other significant cost is pending to be shared between the leasehold owners and will dramatically increase the the service charges or necessitate a specific payment. What is the maintenance charge and ground rent on the flat?
I happen to be an executor of my recently deceased parent's Will, with a bungalow in Flint which is to be marketed. The property is unregistered at HMLR and I'm advised that some EAs will insist that it is completed before they'll proceed. What's the mechanism for this?
In the situation you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.