I am aiming to move house in April. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Halkyn. Conveyancing firm was chosen prior to coming across your page.

On the day of completion you can collect the keys from the estate agent however this can only be done when the sellers lawyers confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should inform the removal company that they can start moving you in. We are not in a position to suggest a particular removal organisation but can help you find a residential property solicitor in Halkyn or a solicitor with expertise in conveyancing in Halkyn.

My husband and I have arranged a further advance on our mortgage from Nationwide as we want to conduct improvements to our property in Halkyn. Are we obliged to choose a bricks and mortar Halkyn solicitor on the Nationwide conveyancing panel to handle the paperwork?

Nationwide would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Halkyn bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Halkyn conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their specific requirements. I simply don't know who is right.

Provided that the lawyer is on the mortgage company approved list, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Various web forums that I have visited warn that are a common reason for hinderance in Halkyn house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Halkyn.

Me and my brother purchased a renovated Georgian property in Halkyn. Conveyancing practitioner acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??

You need to review 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 Halkyn and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.

Due to the input of my in-laws I had a survey completed on a house in Halkyn prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks will not issue a mortgage on such a premises.

It varies from the lender to lender. Lloyds has different instructions from Halifax. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Halkyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Halkyn to see if the conveyancing costs will increase in light of this.

We expect to complete our sale of a £300,000 flat in Halkyn in nine days. The management company has quoted £408 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Halkyn?

For most leasehold sales in Halkyn conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing conveyancing due diligence questions Where consent is required before sale in Halkyn Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Halkyn leasehold property is £350. For Halkyn conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

Halkyn Conveyancing for Leasehold Flats - Sample of Queries before buying

You should be aware that where the lease has no more than eighty years it will affect the marketability of the flat. It is worth checking with your lender that they are content with the length of the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth discovering how much this would cost. For most Halkynlease extensions you would be be obliged to have owned the property for a couple of years in order to be entitled to exercise a lease extension. Its a good idea to find out as much as possible regarding the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues like the upkeep of the common parts. Ask other tenants if they are happy with them. In conclusion, be sure you discover the dates that the maintenance charges are due to the managing agents and precisely what you get for your money. How many of the leaseholders are in arrears for their service charge payments?