IfI were to acquire a freehold homein Flintshire mortgage fee and have no survey and no local authority searches how much would I expect to to save on my conveyancing in Flintshire?
The sole saving you would achieve is the Flintshire conveyancing searches. A lawyer is required to do the vast majority of work - money laundering, communicating with the vendors property lawyer, SDLT return, register the property etc. You might save a bit for them not having to register a charge however it will not be a lot.
Can your site be used to locate a Conveyancing solicitor in Flintshire even where I’m not buying or disposing of a house, for instance if I intend to acquire a shop in Flintshire with a loan from Lloyds TSB Bank?
Our comparison service is predominantly there to locate domestic conveyancing solicitors in Flintshire but we have set out at the bottom of this page some Flintshire commercial conveyancing firms. You should speak with the company directly to establish if they can also act for Lloyds TSB Bank
My Conveyancer in Flintshire is not listed on the Nationwide Building Society Approved Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Nationwide Building Society list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Flintshire solicitors but Nationwide Building Society will need to instruct a lawyer on their panel. This will result in additional overall conveyancing fees and result in frustration.
- Get an alternative practitioner to act in the purchase, obviously checking they are Nationwide Building Society approved.
- Try to convince your Nationwide Building Society based solicitor to seek to join the Nationwide Building Society panel
Can you help - my lawyer says that lack of right of way insurance is needed on my purchase. What is the level of cover for Flintshire conveyancing?
The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Virgin Money. Conveyancing lawyers as opposed to borrowers take out such policies.
We are getting a further advance on our home loan from Kent Reliance as we wish to conduct improvements to our house in Flintshire. Do we need to appoint a bricks and mortar Flintshire solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
I am expecting a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Flintshire solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Flintshire solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Flintshire I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Flintshire for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I've recently bought a leasehold flat in Flintshire. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Flintshire Leasehold Conveyancing - Sample of Questions you should ask before buying
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What is the the remaining lease term? Are any of leasehold owners in arrears of their service charge payments? The prefered form of lease arrangement is a share of the freehold. In this arrangement the leaseholders benefit from being in charge if their destiny and although a managing agent is frequently retained where it is larger than a house conversion, the managing agent is directed by the tenants.