I am purchasing a property and require a conveyancing solicitor in Flint who is on the National Westminster Bank conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for National Westminster Bank in certain locations such as Flint. We dont recommend any particular firm.
Can I be sure that the Flint conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Flint getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your transaction.
Last month we had a mortgage agreed in principle with Aldermore. Flint conveyancing lawyers have been chosen. How long does it take for Aldermore to send the offer to the lawyer?
Some lenders take longer than others. Have Aldermore done the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Principality. I assume I don't need a Flint property lawyer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Will our solicitor be making enquiries regarding flooding during the conveyancing in Flint.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Flint. There are those who purchase a property in Flint, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a number of searches that may be initiated by the buyer or by their solicitors which should figure out the risks in Flint. The conventional set of property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine whether the property has ever been flooded. If flooding has previously occurred and is not disclosed by the owner, then a buyer could bring a legal claim for losses as a result of such an incorrect answer. The purchaser’s solicitors may also carry out an enviro report. This will reveal whether there is any known flood risk. If so, more detailed investigations should be conducted.
Me and my brother purchased a terraced Georgian property in Flint. Conveyancing solicitor acted for me and Aldermore. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Flint and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the work.
Should I instruct a Flint conveyancing lawyer who is local to the property I am buying? I have an old university friend who can perform the conveyancing however her office is 300miles drive away.
The benefit of a high street Flint conveyancing practice is that you can attend the office to sign documents, hand in your identification documents and pester them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were impressed that should surpass using an unknown Flint conveyancing solicitor solely due to them being based in the area.