My uncle passed away last year and as sole heir and executor I was left the house in Flint. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Where you intend to refinance then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
Is it the case that all Flint CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved firms?
Some major banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being difficult. The Flint solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Principality have agreed my mortgage in principle, my offer on a flat in Flint has been accepted, what are the next steps?
Your estate agent will need to be informed of your lawyer's details (ensure that the conveyancing practitioners are on the lender’s panel). Contact Principality or your financial adviser and finish off any relevant paperwork. Principality will appoint a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Principality will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Flint.
I used Arc property Solicitors a few years past for my conveyancing in Flint. Now, I need the files however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Flint of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Flint differ for newly converted properties?
Most buyers of new build property in Flint come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Flint tend to buy 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 Flint or who has acted in the same development.
My fiance and I are are looking to find a quality conveyancing lawyer in Flint to help me sell my place. I I am concerned about by bill escalating out of control and there's lots of Flint conveyancing firms out there...who's the best?
Where you’ve never used a solicitor previously, a trustworthy recommendation via relatives or friends is a preferable starting point and is often a good indicator of quality. As an alternative option, do review the client references published on your conveyancer’s website or use our search tool to find a conveyancing lawyer in Flint.