We are planning to buy with Loughborough BS. I visited a few high street firms yet am struggling to find a Llangammarch Wells conveyancing firm on the Loughborough BS approved list. Could you assist?
You should take advantage of the search tool on this page. Please choose the building society and type Llangammarch Wells or your location and you will discover a number of lawyer offices in Llangammarch Wells or nearest you.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Llangammarch Wells conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Llangammarch Wells. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
My offer was accepted on a property in Llangammarch Wells on 14/1/2025, valuation was booked 3 days later, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Stirling Law a few years past for my conveyancing in Llangammarch Wells. Now, I need the files however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llangammarch Wells of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey completed on a house in Llangammarch Wells prior to retaining solicitors. I have been advised that there is a flying freehold element to the house. The surveyor advised that some banks may refuse to grant a loan on this type of house.
It varies from the lender to lender. Santander has different requirements from Nationwide. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llangammarch Wells. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llangammarch Wells to see if the conveyancing costs will increase in light of this.
Is it possible to switch solicitor as I need to instruct a firm on the Santander conveyancing panel. I hired a high street conveyancing solicitor in Llangammarch Wells five minutes from me but he is not approved by Santander
It would be our pleasure to assist you select a conveyancing solicitor in Llangammarch Wells on the Santander panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Llangammarch Wells. In utilising the find a conveyancing solicitor tool on this site, you can compare fees for conveyancing solicitors in Llangammarch Wells and throughout England and Wales.
I pay a maintenance fee for my ground floor flat in Llangammarch Wells. As a result of personal circumstances I slipped into arrears with payments. The management company agreed a payment schedule but there is still two currently due.
I want to sell and I am panicking this may jeopardize the sale if I have to settle the amount due in advance. Do I have to settle before - is this viable?
You should check with the lawyer carrying out your Llangammarch Wells conveyancing but one option could be to agree for the debt to be passed to the purchasers. The sale price payable would be reduced to reflect the amount of debt they take on. They would then pay the fees following completion of the sale.