I plan on purchasing a maisonette in St Asaph. My lawyer has never been on on the bank solicitor list. Can I still appoint my St Asaph conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
One must have a solicitor to complete the legal work required if you need a mortgage to buy your property. They will carry out all the appropriate investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in order. You could appoint a St Asaph property lawyer of your choosing. However, where the solicitor appointed is not on the bank approved list additional fees will arise as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your conveyancer has not in the past applied for membership they should do so.
Are the St Asaph conveyancing solicitors identified as being on the Skipton conveyancing panel, together with their details provided by Skipton?
St Asaph conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
I am helping my step-mother sell her property in St Asaph. Will the conveyancer order an energy assessment or should I organise this?
After the abolition of Home Packs, energy performance certificates was kept a required part of selling a property. An energy assessment must be commissioned in advance of the property being advertised. This is not something that lawyers normally organise. Where you are using a St Asaph conveyancing solicitor they might help arrange EPC’s given their contacts with long established St Asaph accredited person
The formalities of my purchase has taken place for my property in St Asaph. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The St Asaph solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. St Asaph is where the house is located. Can you offer any guidance?
Flying freeholds in St Asaph are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Asaph you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Asaph may ascertain 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 residence.
We're novice buyers - had an offer accepted, but the agent told us that the vendor will only move forward if we instruct the agent's chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in St Asaph
We suspect that the seller is not behind this ultimatum. Should the vendor want ‘a quick sale', alienating a genuine buyer is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your preferred St Asaph conveyancing firm - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing targets demanded by HQ.
There are only 62 years left on my flat in St Asaph. I need to get lease extension but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the lessor. For most situations an enquiry agent should be useful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court overseeing St Asaph.
St Asaph Leasehold Conveyancing - A selection of Questions you should ask before buying
What is the maintenance charge and ground rent on the flat? Plenty St Asaph leasehold properties will have a service charge for maintenance of the building invoiced on behalf of the management company. If you purchase the apartment you will have to meet this contribution, usually periodically during the year. This may be anything from several hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a ground rent to be met annual, normally this is not a exorbitant sum, say around £50-£100 but you need to enquire it because on occasion it could be prohibitively expensive. Does this lease have in excess of 90 years remaining?