We wanted to use a property lawyer in Holywell for our house move. Our broker informed us that our bank Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?

Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Holywell conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms concerning their operations and their employees as well as establishing certain criteria such a completing on a minimum volume of conveyancing. Many Holywell conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Holywell is amongst the numerous areas where the lawyers we recommend are are approved Birmingham Midshires.

If you had a top tip for selecting a conveyancing solicitor in Holywell what would it be?

We would encourage you not to go for the cheapest Holywell conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My aunt pointed out to me me that in buying a property in Holywell there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?

We are aware of a number of properties in Holywell which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Holywell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am purchasing a property in Holywell. One unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is HSBC your lawyer must comply with the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease fails to satisfy these specifications. The specifications relate to the installation of panels on properties nationwide and is not restricted to Holywell.

Do commercial conveyancing searches disclose planned roadworks that may impact a commercial premises in Holywell?

Its becoming the norm that commercial conveyancing solicitors in Holywell will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Holywell. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Holywell.

For each commercial conveyancing transaction in Holywell it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Holywell commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Holywell.

We're FTB’s - agreed a price, but the agent has warned us that the vendor will only issue a contract if we appoint their chosen lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Holywell

It is improbable the owners are behind this. Should the owner desire ‘a quick sale', alienating a genuine purchaser is counter productive. Contact the owners directly and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to use your own,trusted Holywell conveyancing solicitors - not the ones that will provide the negotiator at the agency a referral fee or achieve conveyancing targets set by senior management.

If all goes to plan we aim to complete the sale of our £325,000 apartment in Holywell in six days. The freeholder has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Holywell?

Holywell conveyancing on leasehold maisonettes ordinarily necessitates fees being invoiced by landlords agents :

Completing pre-exchange questions Where consent is required before sale in Holywell Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Holywell leasehold property is £350. For Holywell 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 obliged to provide the information.

Holywell Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

The answer will be helpful as a) areas can result in problems for the building as the common areas may begin to deteriorate where services remain unpaid b) if the tenants have a dispute with the running of the building you will wish to have complete disclosure What prohibitions exist in the Holywell Lease? The majority of Holywell leasehold apartments will be liable to pay a service charge for the upkeep of the building invoiced on behalf of the management company. Should you purchase the property you will have to meet this contribution, normally in instalments throughout the year. This can differ from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge to be met annual, this is usually not a large sum, say about £25-£75 but you need to enquire it because occasionally it can be surprisingly expensive.