What is the first thing I need to know regarding purchase conveyancing in Pentre Halkyn?

You may not hear this from too many lawyers but conveyancing in Pentre Halkyn and elsewhere in Flintshire is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the house moving process. For instance, the seller, selling agent and sometimes a bank. Selecting a solicitor for your conveyancing in Pentre Halkyn is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to protect your best interests and to keep you safe.

Sometimes a third party with a vested interest may try and sway you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by suggesting your solicitor is wrong. Or your mortgage broker may try to convince you to do something that is against your lawyers advice. You should always trust your lawyer above all other parties in the home moving process.

My wife and I are buying a flat in Pentre Halkyn. It might be a silly question but how we can trust a conveyancer? At some point we will need to deposit funds into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I had a mortgage agreed in principle with Clydesdale. Pentre Halkyn conveyancing solicitors have been instructed. How long does it take for Clydesdale to issue the offer to the solicitor?

There is no definitive answer here. Have Clydesdale done the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

After what feels like an age I have had an offer on a flat in Pentre Halkyn accepted, but there is a chain. The owners have put an offer on a property, but it’s not been accepted yet, and have viewings of other apartments booked. I have instructed a high street conveyancing solicitor in Pentre Halkyn. What do I do now? When should I get the mortgage application with Nationwide going?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Pentre Halkyn conveyancing search costs, etc). First, you should check that your solicitor is on the Nationwide conveyancing panel. Regarding the next phase this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a hot market some purchasers would apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Pentre Halkyn.

I have been told that property searches are the primary reason for obstruction in Pentre Halkyn house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Pentre Halkyn.

4 months have gone by following my purchase conveyancing in Pentre Halkyn concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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 asset 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 decided to have a survey carried out on a house in Pentre Halkyn ahead of appointing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor advised that some mortgage companies may refuse to grant a mortgage on such a home.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pentre Halkyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pentre Halkyn to see if the conveyancing costs will increase in light of this.