We just had an offer accepted to buy with Loughborough BS. We have called around locally but am struggling to find a Llanbradach conveyancing firm on the Loughborough BS panel. Could you assist?
You should take advantage of the search tool on this page. Pick the building society and type Llanbradach or your preferred area and you will see a number of lawyer based in Llanbradach or nearest you.
When it comes to mortgage companies such as Nationwide, do Llanbradach property lawyers incur an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Llanbradach solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yorkshire BS have agreed my home loan in principle, my bid on a flat in Llanbradach has been accepted, what are the next steps?
The estate agent will need to be informed of your property lawyer's details (ensure that the lawyers are on the lender’s panel). Call up Yorkshire BS or your broker and finish off any appropriate documentation. Yorkshire BS will appoint a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llanbradach.
I am close to exchanging contracts on the sale of our home in Llanbradach and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Llanbradach lawyer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Llanbradach. Having lived in Llanbradach for 5 years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Llanbradach?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Llanbradach. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I decided to have a survey completed on a house in Llanbradach before appointing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llanbradach. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanbradach to see if the conveyancing costs will increase in light of this.
Am I better off to appoint a Llanbradach conveyancing lawyer based in the location that I am hoping to buy? An old friend can deal with the conveyancing however her office is 200miles drive away.
The benefit of a high street Llanbradach conveyancing practice is that you can attend the office to sign paperwork, deliver your identification documents and apply pressure on them if necessary. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and the majority were content that should outweigh using an unknown Llanbradach conveyancing solicitor solely due to them being round the corner.