My fiance and I are planning to purchase a home in Llanbradach and have instructed a Llanbradach conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Virgin Money have this evening contacted us to inform me that there is now an issue as our Llanbradach solicitor is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. 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 Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Llanbradach lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Can your site be used to recommend a Conveyancing solicitor in Llanbradach even where I’m not buying or disposing of a house, for example where I intend to buy an office in Llanbradach with a mortgage from Lloyds TSB Bank?
The service is predominantly utilised to help choose residential conveyancing solicitors in Llanbradach but we have set out towards the end of this page some Llanbradach commercial conveyancing firms. You will need to enquire with the firm directly to check if they can also act for Lloyds TSB Bank
I can see plenty of information on this site concerning conveyancing in Llanbradach but what is your top tip for choosing the right conveyancer in Llanbradach
It would be unwise to be seduced by the cheapest Llanbradach conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. 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.
A relative informed me that in buying a property in Llanbradach there could be a number of restrictions preventing external changes to the property. Is this right?
We are aware of a number of properties in Llanbradach which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Llanbradach should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all Llanbradach CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved solicitors?
Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
My friend recommended that where I am buying in Llanbradach I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Llanbradach conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Llanbradach around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Llanbradach Education with plans and statistics, Local Amenities and other useful information about Llanbradach.
I used Action Conveyancing several years past for my conveyancing in Llanbradach. I now require my file but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanbradach of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Llanbradach I like with amenity areas and transport links in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Llanbradach in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.