My IFA says he needs my Flintshire solicitor’s panel reference for the Santander conveyancing panel. What is the best way to find this out. I have tried my local Flintshire office but they have not responded to me.
You are best placed to get this information from your Flintshire conveyancing practitioner . Most Flintshire conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
We were just about to exchange contracts for a property in Flintshire. We encountered a stumbling block. The mortgage offer with Chelsea Building Society expires on 23/5/2023 but the owners are insisting on a completion date of 25/5/2023. Can one extend the mortgage expiry date?
The person best placed to deal with your concern is your lawyer who will calculate whether they better off negotiating with the mortgage company, seller’s solicitors, estate agents or possibly all three based on the history of your house move to date.
We had instructed solicitors located in Flintshire on the Barclays solicitor approved list. They have just invoiced me a separate sum for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Barclays but by your Flintshire conveyancing practitioner. Some firms on the Barclays panel will levy ’dealing with mortgage’ fee and others do not.
I am currently in the process of buying my council flat in Flintshire. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Completion of my remortgage has taken place for my property in Flintshire. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
The deeds to my property are lost. The solicitors who conducted the conveyancing in Flintshire 4 years ago have long since closed. What are my next steps?
As long as the title is registered the information relating to your ownership will be retained by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, identify your house and secure up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
About to purchase a new build apartment in Flintshire. 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.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Flintshire
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Due to the input of my in-laws I had a survey completed on a property in Flintshire prior to retaining solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend refuse to give a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Flintshire. Conveyancing will be smoother if you use a solicitor in Flintshire especially if they are accustomed to such properties in Flintshire.