I am selling my home in Llanon and the EA has just called to advise that the purchasers are swapping solicitor. The reason given is that the lender will only engage with solicitors on their conveyancing panel. Why would a leading mortgage company only engage with certain law firms rather the firm that they want to select to handle their conveyancing in Llanon ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
It has been 3 months following my purchase conveyancing in Llanon 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.
I am buying a new build flat in Llanon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Llanon
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Due to the advice of my in-laws I had a survey completed on a property in Llanon prior to instructing solicitors. I have been informed that there is a flying freehold element to the house. My surveyor has said that some mortgage companies tend not grant a mortgage on this type of property.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further via 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 Llanon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanon to see if the conveyancing will be more expensive.
Taking into account that I am about to spend over three hundred thousand on a garden flat in Llanon I wish to have a conversation with the conveyancer about mytransaction in advance of appointing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your property ownership legalities in Llanon.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Llanon should be the amount on the final invoice that you end up paying.
In my capacity as executor for the estate of my aunt I am selling a house in Newport but reside in Llanon. My conveyancer (who is 250 kilometers from meneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing practitioner in Llanon who can witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Llanon based