I am not well enough to travel far from Llay. Please spell out why all Llay property lawyers aren't included on all bank panels?
Banks ordinarily restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that the practice must have at least two partners. As well as restricting the nature of firm, some banks for example HSBC decided to limit the number of firms they allow to represent them. You should note that mortgage companies have no accountability for the standard of service provided by any Llay conveyancer on their panel. Property fraud was the primary trigger for the reduction of conveyancing panels a few years ago notwithstanding that there are contrary assessments about the extent of solicitor involvement in some of that fraud. Statistics via HM Land Registry reveal that thousands of conveyancing organisations only conduct less than three conveyances a year. Those supporting conveyancing panel cuts question why law firms deserve the right to be listed on a bank panel when it is evident that conveyancing is not their primary expertise?
Please could you vouch for a Bank of Ireland approved Llay conveyancing lawyer that can complete within under 3 weeks? Am I best advised to choose a high street Llay firm or a national comparison site?
We would be happy to suggest some excellent Llay conveyancing firms. You can also walk up the main road in Llay. Go in to two or three firms and ask to speak with a conveyancing solicitor for a costs illustration. Mention your requirements together with the reasons and get a commitment on your deadline. Select the lawyer that you trust.
I am purchasing a right to buy a flat in Llay. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Llay you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Llay.
My wife and I purchased a semi-detached Victorian house in Llay. Conveyancing practitioner acted for me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llay and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who completed the work.
Due to the advice of my in-laws I had a survey completed on a property in Llay prior to appointing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks may not give a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llay. Conveyancing may be slightly more expensive based on your lender's requirements.
What is the reason for my solicitor requiring various items of ID ahead of starting selling or purchasing a property in Llay?
Llay property lawyers are duty bound by the Law Society, Solicitors Regulation Authority, HMLR and current Money Laundering legislation to record that the have verified the identity of their clients. It will also be a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and date of birth.