I have given 2 months notice to my existing landlord and have to leave my rented apartment in Llanarmon Yn Ial by 14/10/2025. Conveyancing on my purchase is progressing. Can I complete in six weeks as don't want to have to move into short term accommodation?
It is unwise to serve notice for your tenancy unless exchange of contracts has taken place. Assuming that you have not already done so, speak to your conveyancer and urge them to they chase the other side, try to a target completion date that everyone will aim to achieve
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Barclays Solicitor panel ahead of completing my conveyancing in Llanarmon Yn Ial?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Llanarmon Yn Ial. Do I pick up the keys to the property on completion from my lawyer? If so, I will find a local conveyancing solicitor in Llanarmon Yn Ial?
On the day of completion you do not need to go to the conveyancers office in Llanarmon Yn Ial. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be called to receive the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
My partner and I have arranged the release of further funds on our home loan from RBS as we intend to carry out renovations to our property in Llanarmon Yn Ial. Are we obliged to choose a high street Llanarmon Yn Ial solicitor on the RBS conveyancing panel to handle the paperwork?
RBS would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
I have paid off my mortgage with Santander. I assume I don't need a Llanarmon Yn Ial lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
What does a local search reveal concerning the property we're buying in Llanarmon Yn Ial?
Llanarmon Yn Ial conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search plays a central role in most Llanarmon Yn Ial conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
The deeds to our house can not be found. The conveyancers who conducted the conveyancing in Llanarmon Yn Ial 5 years ago are no longer around. What do I do?
Gone are the days when you need to have the physical deeds to prove you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Llanarmon Yn Ial differ for newly converted properties?
Most buyers of new build or newly converted property in Llanarmon Yn Ial come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is completed. This is because developers in Llanarmon Yn Ial tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanarmon Yn Ial or who has acted in the same development.