Is there a search tool that I can utilise to check that the solicitor carrying out my conveyancing in Llangollen is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus paying £175.00 in another set of conveyancing charges.
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type ‘Llangollen’ or your location and you will see numerous solicitors offices in Llangollen or near you.
This question may be naive but I am new to the home buying as FTB of a two bedroom flat in Llangollen. Do I collect the keys to the property on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Llangollen?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Llangollen conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Llangollen. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
4 months have elapsed following my purchase conveyancing in Llangollen took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Llangollen differ for newly converted properties?
Most buyers of new build or newly converted property in Llangollen come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Llangollen usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llangollen or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Llangollen is where the house is located. Can you shed any light on this issue?
Flying freeholds in Llangollen are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llangollen you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llangollen may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have been sourcing a conveyancing practitioner in Llangollen for my home move. Can I check a firm’s record with the profession’s regulator?
Members of the public may review presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA could monitor call for training purposes.