My family lawyer has sent a quote for £1200 for fixed fee conveyancing in Llandudno. I am looking to sell a Georgian property for £250,000. Are the quoted fees excessive? Is it above the average fee for conveyancing in Llandudno?
The costs illustration is fractionally on the steep side. If you shop around you might get the conveyancing a bit cheaper by say £100 plus VAT. That being said, you couldlive to regret choosing an an unknown lawyer. Remember to be sure the conveyancer can also act for your bank. You can utilise our comparison tool to find a Llandudno conveyancing firm on the banks member panel which can often include conveyancing solicitors in Llandudno.
We intend to purchase a newbuild apartment in Llandudno with a homeloan from Bank of Ireland.We like our Llandudno conveyancing solicitor but Bank of Ireland informed us his firm is not listed on their "panel". It seems we have no choice but to instruct a Bank of Ireland panel firm or keep our local solicitor and pay for a Bank of Ireland panel lawyer to act for them. This seems very unfair; Can we not simply insist that Bank of Ireland use our lawyer?
Unfortunately,no. The mortgage offered to you contains terms and conditions, one of which will be that conveyancers must be on the Bank of Ireland approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Bank of Ireland
I happen to be the sole recipient of my late father’s will with all property in now in my sole name, including the my former home in Llandudno. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership could be considered the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Most lenders would take a pragmatic view as this requirement is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
Can I be sure that the Llandudno conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Llandudno getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.
After much negotiation I have agreed a price on a house in Llandudno. My financial adviser recommended their conveyancers. I paid an on account payment of £175. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My relative recommended that if I am purchasing in Llandudno I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Llandudno conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Llandudno around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Llandudno Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Llandudno Education with maps and statistics, Local Amenities and other useful data regarding Llandudno.
I used Action Conveyancing several years ago for my conveyancing in Llandudno. I now require my file but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llandudno of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We are 18 days into a residential purchase having been directed to solicitors by the high street agent to do our conveyancing in Llandudno. I am not happy. Can you you assist me in finding new conveyancers?
A conveyancer would need to be very bad in order to consider changing them. Has the mortgage been generated? If so you need to advise them of the new contact details and have the mortgage documents are re-issued. Your conveyancer should be on the lenders approved list to avoid added costs and delays. So that should be your starting point. The find a solicitor tool can assist you in finding a bank approved conveyancer for your conveyancing in Llandudno