My IFA requires my Llanelli law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have contacted my local Llanelli office but they cant find it on their system.
You are best placed to get this information from your Llanelli lawyer . They should have a central record lender panel numbers.
My partner and I are planning on selling our home in Llanelli and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing firm rather than a conveyancing solicitor in Llanelli. We have lived in Llanelli for many years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You should 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 life insurance to cover that same illness)
I have justfound out that Arc property Solicitors have closed. They conducted my conveyancing in Llanelli for a purchase of a leasehold flat 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest way to see 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 Llanelli conveyancing specialists.
I am thinking of appointing a conveyancing lawyer in Llanelli for my house move. Is it possible to see a solicitor's complaints history with the profession’s regulator?
Members of the public may search for published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £400,000 flat in Llanelli in just under a week. The managing agents has quoted £420 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Llanelli?
Llanelli conveyancing on leasehold apartments usually necessitates fees being raised by managing agents :
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Answering pre-exchange questions
Where consent is required before sale in Llanelli
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Llanelli Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
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You should be aware if it is less than 80 years it will impact the salability of the flat. It is worth checking with your lender that they are happy with residual term of the lease. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this will be. For most Llanellilease extensions you will be be obliged to have been the owner of the premises for 24 months in order to be eligible to extend the lease. Best to be warned whether a new roof is being put on or some other significant cost is due in the near future to be shared by the leasehold owners and may well dramatically impact the level of the service costs or require a one time invoice. Plenty Llanelli leasehold flats will incur a service charge for maintenance of the building invoiced by the freeholder. Where you acquire the flat you will have to meet this amount, normally periodically during the year. This may differ from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a rentcharge to be met yearly, this is usually not a exorbitant figure, say around £25-£75 but you need to check as occasionally it could be prohibitively expensive.
Living abroad I am unable to attend my Llanelli conveyancing solicitors office to execute documents connected to my conveyancing in Llanelli – is this a problem?
You need not be concerned. Llanelli conveyancing lawyers can deal with home moves for clients across the country. It is not necessary for you to be able to meet your lawyer in the flesh at a Llanelli conveyancers office. Almost all solicitor can handle all communications through post, email, telephone and fax.