Do the conveyancing practitioners Indexed on your site handle auction conveyancing in Holywell?
We know of a few auction lawyers we can put you in touch with those specialising in auction conveyancing. Holywell is one of the many areas of where our lawyers are based.
A colleague informed me that in buying a property in Holywell there could be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of anumerous of properties in Holywell which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Holywell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Holywell. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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.
I recently had an offer agreed on a house in Holywell. My mortgage broker suggested a property lawyer. I paid an on account payment of £225. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the Yorkshire BS 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 Yorkshire BS 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.
Should my lawyer be making enquiries about flooding during the conveyancing in Holywell.
Flooding is a growing risk for conveyancers dealing with homes in Holywell. There are those who acquire a property in Holywell, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that may be initiated by the purchaser or by their lawyers which should give them a better understanding of the risks in Holywell. The standard property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to determine if the property has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the owner, then a buyer could bring a claim for damages as a result of such an inaccurate response. The buyer’s solicitors will also order an enviro report. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries should be made.
five months have elapsed following my purchase conveyancing in Holywell completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build flat in Holywell. 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 are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Holywell
-
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.
Can you offer any advice when it comes to finding a Holywell conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Holywell conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Holywell conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
-
If the firm is not ALEP accredited then what is the reason?
I inherited a 1st floor flat in Holywell, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Corresponding flats in Holywell with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2080
With only 56 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.