I am in the process of selling my ground floor flat in Llansamlet and the estate agent has just e-mailed to warn that the buyers are switching property lawyer. The excuse is that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only engage with certain law firms rather the firm that they want to choose to handle their conveyancing in Llansamlet ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lending institutions attribute this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. 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 hearing daily from firms that have been removed from panels. Some 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. Your purchasers are unlikely to have any sway in the decision.
We are intent on selling our property in Llansamlet and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing outfit rather than a conveyancing solicitor in Llansamlet. Having lived in Llansamlet for 5 years we know of no issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I moved into my home on 12 May and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Llansamlet advises it would be concluded in a couple of weeks. Are titles in Llansamlet particularly slow to register?
There is nothing unique about conveyancing in Llansamlet registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. At present in the region of 80% of submission are completed within two weeks but some can be subject to extensive hold-ups. Registration occurs after the buyer has moved in to the premises thus an expedited registration is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.
What is different about your site and alternative internet conveyancing solicitors when it comes to conveyancing in Llansamlet?
At this site get a fixed fee quote via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Llansamlet. As opposed to estate agents and brokerage sites we do not have kick-back arrangements with solicitors. Many agents and online brokers 'recommend' solicitors paying the highest kickback, as opposed to the best value conveyancing in Llansamlet
I have recently realised that I have Seventy years remaining on my flat in Llansamlet. I now wish to extend my lease but my landlord is can not be found. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the lessor. For most situations a specialist should be helpful to carry out a search and to produce a report which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court covering Llansamlet.
Llansamlet Leasehold Conveyancing - A selection of Queries before buying
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Is there a share of the freehold? Who are the managing agents? Generally speaking the cost for major works are not built into the maintenance charges, albeit that there some managing agents in Llansamlet require leaseholders to contribute towards a reserve fund and this is used to offset against major works.
Online research suggests that Llansamlet solicitors are more expensive than licensed conveyancers in Llansamlet to use when buying a house. Am I better off using a conveyancer or a solicitor where I am purchasing a house in Llansamlet.
When it comes to conveyancing in Llansamlet the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.