My wife and I are looking to acquire a house in Llanbedr and are in fact using a Llanbedr conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Godiva Mortgages Ltd have this morning contacted us to advise us that they have now hit a problem as our Llanbedr lawyer is not on their approved list of lawyers. Please explain?
Where you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Llanbedr solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
My fiancee and I are buying our first house. Our conveyancing practitioner has contact usto check if we would like to purchase additional conveyancing searches. Unfortunately we in the dark as to what's necessary for conveyancing in Llanbedr
The range of Llanbedr conveyancing searches should be dictated primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your general approach to risk. What is important is that you properly appreciate what information each search could supply. Then you can decide if you consider that you need that search. Where you are uncertain, ask your property lawyer to explain.
Having sold my house in Llanbedr last February but my buyer keeps calling daily complaining that his conveyancer is waiting to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Following your disposal your solicitor is obliged to deliver the transfer documentation and all additional paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also evidence that the home loan has been paid off to the purchasers conveyancers. There is unlikely to be post completion steps peculiar conveyancing in Llanbedr.
I acquired my home on 13 August and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Llanbedr said it will be concluded in less than a month. Are titles in Llanbedr uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Llanbedr registration formalities. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. As of today roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration is effected after the buyer is living at the premises thus 'speed' is not usually top priority yet where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
As co-executor for the estate of my aunt I am selling a house in Neath but I am based in Llanbedr. My lawyer (who is 200 miles from mehas requested that I sign a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Llanbedr to witness this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Llanbedr based
What could I expect to pay for conveyancing in Llanbedr?
The total sum charged for conveyancing in Llanbedr will vary dramatically from company to company. Given these differences it is particularly important that you have a full summary of costs before you instruct a lawyer. It is advisable to find a couple like for like quotes.