My mortgage broker says he needs my Llandudno lawyer’ panel member for the Lloyds conveyancing panel. What is the best way to find this out. I have tried my local Llandudno office but they have not responded to me.
Have you tried speaking to your Llandudno lawyer about this?. They maintain a central record lender panel numbers.
What happens if my solicitor is suspended from the Barclays Conveyancing panel ahead of completing my conveyancing in Llandudno?
The first thing to point out is that, this is a very rare occurrence. 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 at a cost.
Can I be sure that the Llandudno conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Llandudno seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your transaction.
We have agreed to purchase a house in Llandudno. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As you are obtaining a mortgage with Bank of Ireland your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Llandudno.
I'm spending time looking at houses in Llandudno and I am about to put in an offer. Is it advisable to have my solicitor on ‘stand by’? I intend to finance via a mortgage with Principality.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.
I decided to have a survey carried out on a house in Llandudno ahead of appointing solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies will not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llandudno. Conveyancing will be smoother if you use a solicitor in Llandudno especially if they are acquainted with such properties in Llandudno.
I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Llandudno. Conveyancing advisers have not yet been instructed. Will they explain the issues?
Most houses in Llandudno are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Llandudno so you should seriously consider shopping around for a Llandudno conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’spermission to conduct alterations. You may also be required to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.
I purchased a leasehold flat in Llandudno, conveyancing was carried out May 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Llandudno with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2078
With just 53 years unexpired we estimate the price of your lease extension to span between £27,600 and £31,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
I happen to be an executor of my recently deceased aunt’s Will, with a house in Llandudno which will be sold. The bungalow is unregistered at HMLR and I'm advised that some buyers solicitors will insist that it is completed before they will proceed. What's the mechanism for this?
In the situation that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.