Last November we completed a house move in Flintshire. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out for conveyancing in Flintshire?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Flintshire. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner fills in a document called a Seller’s Property Information Form. If the information proves to be incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Flintshire.

is it true that all Flintshire solicitors on the Lloyds conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.

My wife and I have arranged the release of further monies on our mortgage from Bank of Ireland as we intend to carry out alterations to our house in Flintshire. Are we obliged to appoint a bricks and mortar Flintshire solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?

Bank of Ireland don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.

I currently have a mortgage with Principality for my property in Flintshire. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?

Principality must be informed of your intention prior to letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.

Should our lawyer be raising questions concerning flooding during the conveyancing in Flintshire.

The risk of flooding is if increasing concern for lawyers dealing with homes in Flintshire. Some people will purchase a house in Flintshire, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, however there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Flintshire. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a purchaser may commence a compensation claim as a result of such an inaccurate reply. A buyer’s lawyers should also conduct an environmental report. This should indicate whether there is a recorded flood risk. If so, further investigations should be initiated.

I am downsizing from my home. My previous conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Flintshire if that affects matters.

Do use our search tool to help you find a solicitor for your conveyancing in Flintshire. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

My wife and I purchased a leasehold house in Flintshire. Conveyancing and Barclays mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Flintshire who previously acted has now retired. Any advice?

First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Flintshire conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Flintshire Leasehold Conveyancing - Examples of Questions you should consider before buying

Who manages the block? The best form of lease arrangement is a share of the freehold. In this scenario the leaseholders benefit from control and even though a managing agent is usually employed where the building is bigger than a house conversion, the managing agent employed by the leaseholders. The majority of Flintshire leasehold apartments will be liable to pay a service bill for maintenance of the block levied on behalf of the management company. Should you purchase the flat you will have to pay this charge, usually in instalments throughout the year. This could vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all probability there will be a ground rent to be met yearly, this is usually not a large amount, say about £25-£75 but you need to enquire it because on occasion it could be many hundreds of pounds.