Am I correct in assuming that the fact that my solicitor in Llanelli is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Llanelli conveyancing firm and ask them why they are no longer on the approved list for your lender.
We are purchasing a property and require a conveyancing solicitor in Llanelli who is on the Barclays conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Llanelli.
My partner and I are selling our home in Llanelli and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Llanelli. We have lived in Llanelli for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to check with 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 health insurance to cover that same ailment)
How can the Landlord & Tenant Act 1954 impact my commercial premises in Llanelli and how can your lawyers assist?
The particular law that you refer to affords a safeguard to business lessees, giving them the legal entitlement to apply to court for a new tenancy and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Llanelli is one of our numerous areas of the UK in which the firms we work with have offices
I work for a long established estate agent office in Llanelli where we see a number of leasehold sales derailed as a result of short leases. I have received inconsistent advice from local Llanelli conveyancing firms. Could you confirm whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Llanelli Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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Are any of leasehold owners in arrears of their service charge payments? Who are the managing agents? Please note if it is no more than eighty years it will have adverse implications on the value of the property. Check with your bank that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth discovering what this would cost. Remember, in most cases you would need to own the property for two years before you are eligible to exercise a lease extension.
I am purchasing a house and require a conveyancing solicitor in Llanelli who is on the bank approved panel. Could you point me in the right direction as regards a Llanelli solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Llanelli. We dont recommend any particular conveyancing practice.