We were about to choose a conveyancing solicitor in Holywell listed on your site but stumbled across some other fee calculations on the internet appear less expensive – how come?
There are a variety of solicitors advertising at first sight what seems to be very low prices. Our recommendation is to think twice about how much you respect your own move to want to be penny wise pound foolish with regard to the standard of the legal work. Many of them highlight a low quote as a headline but hide additional charges in the fine print..
My husband and I are refinancing our apartment in Holywell with HSBC. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the HSBC conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to HSBC. This is solely used to protect HSBC if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of HSBC had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We are downsizing from our home in Holywell and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using a nationwide conveyancing practice as opposed to a conveyancing solicitor in Holywell. We have lived in Holywell for 5 years we know that this is a non issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Holywell I like with a park and station nearby, however it's only got 61 years on the lease. There is not much else in Holywell in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the shortness of the lease may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in Holywell?
At this site secure an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Holywell. Unlike many estate agents and brokerage sites we do not have referral arrangements with solicitors. Many agents and online brokers 'recommend' solicitors that pays the most per referral, not the best value conveyancing in Holywell
Are Holywell conveyancing solicitors under an obligation to the Law Society to publish transparent conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Holywell or beyond.