My wife and I are purchasing a 1 bedroom apartment in Llandaff with a mortgage. We like our Llandaff conveyancer, however the bank says she’s not on their "panel". It seems we have little choice but to appoint one of the mortgage company panel solicitors or retain our Llandaff solicitor as well as pay for one of their panel ones to act for them. We regard this is inequitable; are we not able to require that the lender use our Llandaff lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Llandaff conveyancing solicitor to apply to be on the conveyancing panel.
Do the conveyancing lawyers identified via your search tool conduct auction conveyancing in Llandaff?
We know of a few niche practitioners we can put you in touch with those conducting auction conveyancing. Llandaff is just one of hundreds of locations in which our lawyers have a presence.
My Conveyancer in Llandaff is not listed on the Aldermore Approved Panel. Can I still use my family solicitor even though they are not on the Aldermore approved list?
Your options are as follows:
- Complete the purchase with your preferred Llandaff lawyers but Aldermore will need to use a conveyancer on their panel. This will inevitably rack up the overall conveyancing fees and result in delays.
- Find a new solicitor to to deal with the purchase, obviously checking they are Aldermore approved.
- Persuade your Aldermore solicitor to try to join the Aldermore panel
I am looking for a ground for flat up to £195,000 and identified one close by in Llandaff I like with a park and station nearby, the downside is that it only has 51 years on the lease. There is not much else in Llandaff suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
My husband and I are new on the property ladder - agreed a price, but the estate agent told us that the owners will only go ahead if we use the agent's chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Llandaff
We suspect that the seller is unaware of this requirement. If they desire ‘a quick sale', alienating a motivated purchaser is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Llandaff conveyancing firm - as opposed tothe ones that will earn their estate agent a referral fee or achieve conveyancing figures demanded by head office.
There are only 68 years remaining on my lease in Llandaff. I now want to get lease extension but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have done all that could be expected to track down the lessor. On the whole a specialist should be helpful to carry out a search and prepare an expert document to be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Llandaff.
Llandaff Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing
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How much is the ground rent and service charge? Who takes charge for maintaining and repairing the block? Make sure you find out if there are any onerous restrictions in the lease. For example it is fairly common in Llandaff leases that pets are not allowed in certain buildings in Llandaff. If you love the flatin Llandaff yet your dog is not allowed to move with you then you have a very hard determination.