My husband and I are intent on purchasing a flat in Flintshire. My Solicitor has never been on on the mortgage company solicitor panel. Can I still retain my Flintshire conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
You will need to instruct a solicitor to complete the formalities when you take out a mortgage to buy your property. They will conduct all the essential due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in place. You may select a Flintshire property lawyer of your choice. However, if the lawyer appointed is not on the bank conveyancing panel additional fees will be levied as separate legal representation will be need by the lender. Bank panel applications can be submitted, so provided your lawyer has not previously sought membership they can do so.
Do I have to pop into the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Flintshire so that I can attend their offices when needed.
As opposed to 12 years ago, almost all banks no longer require their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to supply ID documents and there are still manifest advantages to choosing a locally based practitioner, in your situation a conveyancing solicitor in Flintshire.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Flintshire is the location of the property. Is there any advice you can impart?
Flying freeholds in Flintshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Flintshire you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Flintshire may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
As co-executor for the estate of my father I am selling a house in Cardiff but reside in Flintshire. My solicitor (based 260 kilometers from meneeds me to sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Flintshire to attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Flintshire based
Back In 2007, I bought a leasehold house in Flintshire. Conveyancing and HSBC Bank mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Flintshire who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to instruct a Flintshire conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a ground floor flat in Flintshire, conveyancing formalities finalised June 1997. Can you work out an approximate cost of a lease extension? Corresponding properties in Flintshire with an extended lease are worth £202,000. The ground rent is £60 invoiced annually. The lease comes to an end on 21st October 2083
With just 57 years left to run we estimate the premium for your lease extension to range between £28,500 and £33,000 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
At what point do I cover the costs of the Stamp Duty Land Tax chargeable for my purchase in Flintshire?
Most conveyancers will fill out a stamp duty return on your behalf during your Flintshire purchase transaction for signature. After completion your conveyancer will submit your STL application to the Inland Revenue and - as long as they have the money - discharge any land tax payable for you.