I am obtaining a mortgage offer from Lloyds. I intend to use a Licensed Conveyancer in Llansamlet. Does the Lloyds Solicitor panel include Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Just bought a terraced house in Llansamlet , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Llansamlet conveyancing solicitor has been very slow, so I want to be sure the registration is addressed.
There is nothing unique about conveyancing in Llansamlet registration formalities. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. At present approximately three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration is effected after the buyer is living at the property therefore post completion formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Llansamlet differ for newly converted properties?
Most buyers of new build residence in Llansamlet contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Llansamlet typically buy the real estate, 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 used to new build conveyancing in Llansamlet or who has acted in the same development.
How simple is it to switch conveyancer as I need to instruct one who is on the National Westminster Bank conveyancing list. I was using a family conveyancing solicitor in Llansamlet five minutes from me but the firm is not approved by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Llansamlet on the National Westminster Bank panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Llansamlet. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Llansamlet.
As co-executor for the will of my grandfather I am disposing of a house in Cardiff but I am based in Llansamlet. My conveyancer (based 300 miles awayneeds me to sign a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Llansamlet who can witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Llansamlet
What are the frequently found problems that you see in leases for Llansamlet properties?
Leasehold conveyancing in Llansamlet is not unique. All leases are drafted differently and drafting errors can sometimes mean that certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. Service charge per centages that don't add up correctly leaving a shortfall
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Leeds Building Society, and TSB all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to pull out.
I bought a 2 bed flat in Llansamlet, conveyancing formalities finalised 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Llansamlet with an extended lease are worth £191,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2079
With only 54 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.