Our solicitor has identified a defect with the lease for the apartment we are buying in Llanishen. The other side have suggested defective title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the mortgage company is willing to move forward with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
We are purchasing a property and need a conveyancing solicitor in Llanishen who is on the Lloyds 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 Lloyds . We don't recommend any particular firms conducting conveyancing in Llanishen.
We are planning to buy with Earl Shilton BS. We have called around locally yet am unable to find a Llanishen conveyancing firm on the Earl Shilton BS approved list. Can you help?
Please do take advantage of the search tool on this site. Pick the lender and type Llanishen or your location and you will be presented with a number of lawyer based in Llanishen or near you.
I am assisting my mother sell her house in Llanishen. Will the solicitor commission an EPC or it is for me to coordinate?
After the demise of Home Packs, energy performance certificates remained a mandatory part of selling a house. An energy performance certificate needs to be commissioned before the property is advertised. It is not as aspect of the sale process that solicitors ordinarily organise. Where you are instructing a Llanishen conveyancing solicitor they might help arrange energy assessments given their relationships with long established local assessors
My bid for a property was accepted at auction in Llanishen. Conveyancing is needed. What is next?
Having legally bound yourself to purchase you must retain a conveyancing practitioner as a matter of urgency as you will have a fast approaching deadline in which to complete the transaction. All auction property will ordinarily have an associated auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to give this to the lawyer instructed by you as soon as possible. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
My wife and I are in the process of viewing flats in Llanishen and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with RBS.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are getting a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Llanishen is where the house is located. Can you shed any light on this issue?
Flying freeholds in Llanishen are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanishen you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanishen may ascertain 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 premises.
What does commercial conveyancing in Llanishen cover?
Non domestic conveyancing in Llanishen incorporates a wide range of guidance, provided by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.