Find a Lender-Approved Local Conveyancer in Llandudno

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Reasons to use our Llandudno conveyancing solicitors

  • 1 Our site is the first site offering you the facility to check that your property ownership legalities in Llandudno will be carried out by a solicitor on your lender’s member panel.
  • 2 No matter what any other companies may claim it could be necessary to attend your solicitor to sign documents. Too many 3rd parties are already engaged in a house sale without having to add Royal Mail into the mix.
  • 3 We are the UKs most comprehensive residential conveyancing directory service identifying bank approved law practices delivering conveyancing in Llandudno registered with the SRA or Council of Licensed Conveyancers.
  • 4 Retaining the services of a high street Solicitor on the whole results in a more personal touch. When using a large conveyancing firm, you tend to be looked after by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 5 Cut price packages from online conveyancers might be tempting. However, these companies are often located hundreds of kilometers away with limited understanding of the factors that impact property transactions in Llandudno

Examples of recent conveyancing in Llandudno since August 2020*

Recently asked questions about conveyancing in Llandudno

Do the conveyancing practitioners identified via your search tool handle auction conveyancing in Llandudno?

There are a few niche practitioners we can put you in touch with those conducting auction conveyancing. Llandudno is just one of our locations where our lawyers cover.

Do I need to pop into the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Llandudno so that I can attend their offices if necessary.

These days conveyancing panel lawyers for mortgage companies undertake their communications via Royal Mail, internet or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. That being said you should see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.

I am assisting my niece sell her house in Llandudno. Does the conveyancing solicitor commission the energy assessment or should I organise this?

After the demise of HIPs, energy assessments was left as a mandatory part of selling a house. An EPC needs to be to hand in advance of the property being marketed. This is not as aspect of the sale process that solicitors normally organise. Where you are using a Llandudno conveyancing lawyer they might be able to arrange energy performance certificates given their relationships with long established local accredited person

Is it the case that all Llandudno CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved solicitors?

It is true that some lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Llandudno conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
  3. Yorkshire BS has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Yorkshire BS mortgage has been paid off.

I have justbeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Llandudno for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is not still registered in the name of the former proprietor?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llandudno conveyancing specialists.

Should I go with a Llandudno conveyancing lawyer based in the location that I am buying? We have a good friend who can execute the legal work however they are based over three hundred kilometers drive away.

The primary upside of using a local Llandudno conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and pester them if necessary. Having local Llandudno know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were happy that should outweigh using an unknown Llandudno conveyancing solicitor just because they are Llandudno based.

We expect to complete the disposal of our £300,000 maisonette in Llandudno next Wednesday. The managing agents has quoted £420 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Llandudno?

Llandudno conveyancing on leasehold flats usually involves fees being raised by management companies :

    Addressing pre-contract questions Where consent is required before sale in Llandudno Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Llandudno leasehold property is £350. For Llandudno conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I purchased a 1 bedroom flat in Llandudno, conveyancing formalities finalised in 2000. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Llandudno with a long lease are worth £260,000. The ground rent is £45 yearly. The lease ceases on 21st October 2095

You have 75 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

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Residential Landlord and Tenant Conveyancing solicitors in Llandudno

The list below is a small selection of solicitors in Llandudno with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on wrongful eviction

  • David Jones (solicitors) Limited, 22 Trinity Square, Llandudno, Gwynedd, LL30 2RH
  • Gamlins Solicitors Llp, 14/15 Trinity Square, Llandudno, Gwynedd, LL30 2RB
  • Bone & Payne Llp, 55 Madoc Street, Llandudno, LL30 2TW
  • Nelson Myatt Solicitors Llp, Suite 10, Conwy Business Centre, Junction Way, Llandudno Junction, Conwy, LL31 9XX
  • J W Hughes & Co Llp, Bank House, Lancaster Square, Conwy, Gwynedd, LL32 8AD

Commercial Conveyancing solicitors in Llandudno regulated by the SRA

The firms listed below are a small selection of solicitors in Llandudno specialising in commercial conveyancing in Llandudno. This will likely include advice on granting a lease to a commercial tenant
  • David Jones (solicitors) Limited, 22 Trinity Square, Llandudno, Gwynedd, LL30 2RH
  • Gamlins Solicitors Llp, 14/15 Trinity Square, Llandudno, Gwynedd, LL30 2RB
  • Bone & Payne Llp, 55 Madoc Street, Llandudno, LL30 2TW
  • J W Hughes & Co Llp, Bank House, Lancaster Square, Conwy, Gwynedd, LL32 8AD
  • Amphletts Solicitors Limited, 49 Conway Road, Colwyn Bay, Conwy, LL29 7AN

Whether you are going through a divorce or separation or simply wish to transfer your property to someone else, transfer of equity conveyancing in Llandudno has some of the following tasks:

  • Obtaining instructions from parties involved
  • Investigating the title to the property
  • Acting on behalf of the bank (if applicable)
  • Agreeing the terms of the transaction
  • Drafting Transfer or approving draft Transfer
  • Agreeing adjustments to the the Transfer deed
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring monies to the appropriate parties
  • Completing and submitting to HM Revenue and Customs the appropriate Land Tax forms and payment
  • Dealing with the registration procedures for the new ownership and the home loan (where relevant) at the HM Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.