I am about to exchange buying a property in Halkyn but as a consequence of damage from the recent storms I have was able negotiate compensation from the vendor in the sum of £3k in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process but Nottingham will not agree to this. Why were they involved?
The solicitor being on the Nottingham approved list is duty bound to inform Nottingham of any changes to the purchase price. If you prohibit your solicitor to report the reduction to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancing practitioner for your conveyancing in Halkyn.
We previously appointed conveyancers with offices in Halkyn on the Principality solicitor panel. They have just billed me an additional amount for the legal aspects of the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not set by Principality but by your Halkyn property lawyer. Plenty of firms on the Principality panel will levy ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
Completion of my purchase has taken place for my property in Halkyn. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call 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 effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After much negotiation I have agreed a price on a house in Halkyn. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. A few days later, the lawyer contacted me to say that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Have completed on a a semi-detached house in Halkyn , how long should it take for the Land Registry to register my ownership? My Halkyn conveyancing solicitor has been painfully slow, so I want to check the registration is addressed.
As far as conveyancing in Halkyn registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. At present roughly 80% of such applications are fully addressed within 12 days but occasionally there can be extensive delays. Registration is effected after the buyer has moved in to the premises thus post completion formalities is not always primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Halkyn differ for newly converted properties?
Most buyers of new build property in Halkyn come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Halkyn usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Halkyn or who has acted in the same development.
I decided to have a survey completed on a house in Halkyn prior to appointing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend not issue a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Halkyn. Conveyancing will be smoother if you use a solicitor in Halkyn especially if they are acquainted with such properties in Halkyn.
My friend mentioned that when selecting a conveyancing solicitors they must be approved by your mortgage company. This is my first house move but I have an offer in principle with HSBC and I already have a high street conveyancing lawyer in Halkyn at the ready. Will Nat West Bank insist on an approved conveyancer to be selected? If so, where do I find that list so I can appoint a conveyancing solicitor in Halkyn?
You should use a solicitor that is on the Nat West Bank panel. The first thing to do is telephone your chosen Halkyn conveyancing lawyer and ask if they are on the Nat West Bank panel. If they are not on the panel you have a number of options open to you here:
- Complete the deal with your preferred Halkyn lawyer but Nat West Bank will need to retain a property lawyer on their approved list. The net result is additional fees and potential delay.
- Choose a fresh lawyer to act in the purchase, obviously checking they are on the Nat West Bank conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get accepted on the Nat West Bank conveyancing panel.