I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Llanelli. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 2/5/2026, the requirements read as follows :
Should my lawyer be raising enquiries regarding flooding during the conveyancing in Llanelli.
Flooding is a growing risk for lawyers conducting conveyancing in Llanelli. There are those who buy a house in Llanelli, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain 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 give advice on flood risk, but there are a various searches that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Llanelli. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover if the premises has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the owner, then a buyer could bring a compensation claim stemming from an inaccurate response. The buyer’s conveyancers will also carry out an enviro report. This will higlight if there is any known flood risk. If so, more detailed investigations should be made.
Due to the encouragement of my in-laws I had a survey completed on a house in Llanelli ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some banks may refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llanelli. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way can the Landlord & Tenant Act 1954 impact my business property in Llanelli and how can your lawyers assist?
The 1954 Act gives protection to business tenants, giving them the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Llanelli
We are 18 days into a residential purchase having been referred to conveyancers by the selling agent to handle our conveyancing in Llanelli. I am am very frustrated with the quality of service. Can you help me find new lawyers?
A solicitor would need to be very bad to suggest changing them. Has the mortgage offer been sent? In the event that it has you must make them aware of the new contact details and get the offer are re-issued. Your new conveyancer needs to be on the banks approved list to avoid added costs and frustration. That should be your starting point. The find a solicitor tool can assist you in finding a lender approved solicitor for your home move in Llanelli
I’m about to sell my ground floor flat in Llanelli.Conveyancing solicitors are to be appointed soon however I have recently received a yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as you normally would because all rents and service payments will be allottedon completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process