My previous conveyancer has quoted £1400 for no sale no fee conveyancing in Llanddulas. I’m selling a Georgian house for £225,000. Is this overpriced? Is it in excess of the norm for conveyancing in Llanddulas?
The charges are a little high. If you shop around you could shave off some of the cost by say £125. On the other hand, you mightcome to regret choosing an an untested solicitor. If is important to check the solicitor can also act for your bank. Do employ our search tool to locate a Llanddulas conveyancing company on the lender’s conveyancing panel which can often include conveyancing solicitors in Llanddulas.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Llanddulas. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Llanddulas?
On the day of completion you do not need to attend the conveyancers office in Llanddulas. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and once they have received this, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Llanddulas solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on 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.
My offer was accepted on a house in Llanddulas on 14/5/2025, valuation was booked 3 days later, all came back fine. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Llanddulas is where the house is located. What do you suggest?
Flying freeholds in Llanddulas are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanddulas you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanddulas may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My husband and I are 18 days into a leasehold purchase having been directed to solicitors by the local agent to handle our conveyancing in Llanddulas. We are not happy. Could you help me find new lawyers?
They would have to be very bad to suggest diss instructing them. Has the loan offer been sent? In the event that it has you need to advise them of the new solicitor and have the loan are re-issued. The conveyancer needs to be on the mortgage company approved list to avoid added expenses and complications. That should be your starting point. Our find a solicitor tool can help you find a lender approved lawyer for your conveyancing in Llanddulas
I am on look out for some leasehold conveyancing in Llanddulas. Before I get started I would like to find out the number of years remaining on the lease.
Assuming the lease is registered - and most are in Llanddulas - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Llanddulas - Sample of Queries Prior to Purchasing
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What is the annual maintenance fee and ground rent? Be sure to enquire if there are any onerous prohibitions in the lease. For instance it is fairly common in Llanddulas leases that pets are not allowed in certain buildings in Llanddulas. If you love the flatin Llanddulas yet your dog is not allowed to move with you then you will be faced difficult determination. On the whole the outlay for major works are not included within service charges, although some managing agents in Llanddulas require leaseholders to contribute towards a sinking fund created for the specific intention of building a fund for larger works.
What could I expect to pay for conveyancing in Llanddulas?
Almost all Llanddulas conveyancing solicitors will agree to a standard fee. Where further work becomes necessary during the conveyancing your solicitor is obliged disclose to you in writing of such further charges for such work immediately it becomes apparent. Some work on a no completion no fee offering, others will levy an bill for a fraction of the set costs, calculated based on the point at which the deal does not proceed.
It is advisable to ask various firms to supply you a quotation.