After what seems like an age a loan offer from Nationwide for the remortgage of my 3 bedroom apartment is due imminently. Could you propose a low cost conveyancing law firm in Flintshire?
You are on the wrong site if you are in need of cut-price fees for conveyancing in Flintshire. We can offer you affordable conveyancing but we do not aim to work with the cheapest lawyers. Do not be seduced by organisations teasing you with £100 conveyancing in Flintshire. At best, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst you will end up invoiced for additional fees and still not get the service expected.
Two weeks ago we had a mortgage agreed in principle with Principality. Flintshire conveyancing practitioners have been chosen. How long does it take for Principality to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Principality conducted the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We were going to get a OIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (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.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being difficult. The Flintshire solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should commercial conveyancing searches disclose planned roadworks that may impact a commercial estate in Flintshire?
Many commercial conveyancing solicitors in Flintshire will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Flintshire. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Flintshire.
For each commercial conveyancing transaction in Flintshire it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Flintshire commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Flintshire.
Are there restrictive covenants that are commonly identified during conveyancing in Flintshire?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Flintshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying my first flat in Flintshire with a loan from Nottingham Building Society. The sellers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not reveal to my solicitor about this deal as it may put at risk my loan with Nottingham Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What tools are available to identify a Flintshire solicitor on the Aldermore conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the solicitor.
Feel free to make use of the facility on this page. Please choose the mortgage company and your location and you will see a number of Flintshire conveyancing lawyers based on proximity. We have detailed some Flintshire conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Aldermore member panel