Can I use your services to find a Conveyancing solicitor in Llandysul even if I’m not purchasing or disposing of a house, for example where I intend to buy an office in Llandysul with a loan from Alliance & Leicester ?
Our search tool is predominantly used to select residential conveyancing solicitors in Llandysul but we have set out at the bottom of this page a selection of Llandysul commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they can also act for Alliance & Leicester
I am the only beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Llandysul. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in November. Do I have to wait 6 months to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. many banks would take a practical view as this clause primarily exists to capture the purchase and immediately sell or the quick reselling of properties.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Llandysul lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
About to purchase house in Llandysul. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llandysul solicitor is on the Nationwide conveyancing panel.
Will our conveyancer be asking questions regarding flooding during the conveyancing in Llandysul.
Flooding is a growing risk for lawyers specialising in conveyancing in Llandysul. There are those who purchase a property in Llandysul, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Llandysul. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser may commence a legal claim for losses as a result of such an incorrect reply. A purchaser’s lawyers will also order an environmental search. This should reveal whether there is a recorded flood risk. If so, further inquiries should be initiated.
I have justdiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Llandysul for a purchase of a leasehold flat 9 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llandysul conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Llandysul is the location of the property. Can you shed any light on this issue?
Flying freeholds in Llandysul are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llandysul you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandysul may decide 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 property.
I have been told by many family members that it should take up to two months for Llandysul conveyancing to complete.This was 3 ago. The property information was only sent from the vendors lawyer a few days ago so does the time start running now?
You should not rely on completing on a set date until contracts are exchanged. Whatever promises the people you are acquiring from or selling to make, or your financial adviser gives don't bank on them. More frustration is caused to buyers and sellers by false promises than anything else.