I am selling my home in Llandudno and the estate agent has just text me to warn that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Llandudno ?
Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. The buyers are not going to have any impact on this.
At what point will exchange of contracts occur in sale conveyancing in Llandudno and am I required to attend the conveyancers branch?
If you are in close proximity to one of the conveyancing solicitors in Llandudno you are welcome to come in to sign documents. However, the firms we recommend provide countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not the point of no return. Signing on the dotted line is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Llandudno)to be in the office at the appropriate time.
I'm the single recipient of my late grandmother’s will and I have everything in my name alone, including the house in Llandudno. The Llandudno property was put into my name in August. I want to move. I do know about the CML six month 'rule', meaning my proprietorship may 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 conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view mortgage companies take of it, depend on the bank as this provision is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of property.
I am currently in the process of buying my council flat in Llandudno. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I have instructed a Llandudno solicitor having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llandudno postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Llandudno.
A relative advised me that if I am purchasing in Llandudno I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Llandudno conveyancing searches. It is a large document of more than thirty pages, listing and setting out 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 demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Llandudno Education with plans and statistics, Local Amenities and other useful information regarding Llandudno.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Llandudno is where the house is located. Can you offer any opinion?
Flying freeholds in Llandudno are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandudno you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandudno may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it possible to change conveyancer as I need to appoint a firm on the Godiva Mortgages Ltd conveyancing panel. I was using a high street conveyancing solicitor in Llandudno five minutes from me but he is not approved by Godiva Mortgages Ltd
It would be our pleasure to assist you find a conveyancing solicitor in Llandudno on the Godiva Mortgages Ltd panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Llandudno. In making use of search facility on this page, you can contrast fees for conveyancing solicitors in Llandudno and throughout England and Wales.