Please explain the implications if my lawyer’s firm is expelled from the Principality Solicitor panel ahead of completing my conveyancing in Hawarden?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I happen to be the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Hawarden. The Hawarden property was put into my name in April. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my property ownership may be considered the same way as if I'd bought the property in April. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some banks would take a practical view as this obligation is chiefly there to identify the purchase and immediately sell or the quick reselling of properties.
Can you point me to a directory of TSB panel conveyancers in Hawarden on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable over the internet. Where you are looking for a Hawarden property lawyer on the TSB please make the most of our tool.
I am expecting a DIP from RBS 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 RBS recommend any Hawarden solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Hawarden solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Are there restrictive covenants that are commonly picked up during conveyancing in Hawarden?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Hawarden. 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…’
How does conveyancing in Hawarden differ for newly converted properties?
Most buyers of new build or newly converted property in Hawarden approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because developers in Hawarden usually acquire the real estate, 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 accustomed to new build conveyancing in Hawarden or who has acted in the same development.
I need to instruct a conveyancing solicitor in Hawarden for my sale. Is there any facility to check a firm’s complaints history with the legal regulator?
Anyone may read published Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.
Can you provide any advice for leasehold conveyancing in Hawarden from the point of view of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Hawarden can be reduced where you appoint lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ lawyers. The majority of landlords or managing agents in Hawarden levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Hawarden. You may think that you are aware of the number of years left on your lease but you should verify this by asking your lawyers. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is less than 75 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share certificate. Organising a re-issued share certificate can be a lengthy process and delays many a Hawarden conveyancing deal. Where a duplicate share certificate is required, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as historic rather than ongoing.
I own a basement flat in Hawarden, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Hawarden with over 90 years remaining are worth £202,000. The ground rent is £60 levied per year. The lease finishes on 21st October 2082
With 57 years unexpired the likely cost is going to span between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.