We are looking to buy a flat and require a conveyancing solicitor in Llanfechain who is on the Barclays solicitor panel. Can you recommend a local conveyancing firm?
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 Llanfechain.
We are planning to purchase with Loughborough BS. I called into a few local firms but cant to find a Llanfechain conveyancing firm on the Loughborough BS panel. Can you help?
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type Llanfechain or your location and you will be presented with numerous conveyancers located in Llanfechain or near you.
We have a mortgage agreed in principle with TSB. Llanfechain conveyancing solicitors were instructed. How long does it take for TSB to send the offer to the property lawyer?
There is no definitive answer here. Have TSB completed the survey? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Llanfechain conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
The mortgage over my property is with Yorkshire BS for my property in Llanfechain. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
You must advise Yorkshire BS prior to letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel lawyer.
Are there restrictive covenants that are commonly identified during conveyancing in Llanfechain?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Llanfechain. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey completed on a house in Llanfechain ahead of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some lenders may refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llanfechain. Conveyancing will be smoother if you use a solicitor in Llanfechain especially if they regularly deal with such properties in Llanfechain.
I have recently realised that I have Fifty years left on my lease in Llanfechain. I now wish to get lease extension but my landlord is missing. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the lessor. On the whole a specialist may be useful to conduct investigations and to produce an expert document to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the application to the County Court covering Llanfechain.
I bought a 1st floor flat in Llanfechain, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Llanfechain with a long lease are worth £175,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2083
With only 58 years remaining on your lease we estimate the price of your lease extension to be between £23,800 and £27,400 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.