Me and my partner are purchasing a maisonette in Llandudno. My property lawyer has never been on on the lender approved list. Is it possible for me to appoint my Llandudno conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
Your options include
- Complete the purchase with your existing Llandudno property lawyer but your mortgage company will no doubt appoint a conveyancer on their conveyancing panel. This will result in additional cost together with potential delay.
- Get a fresh lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to seek to join the mortgage company panel
We note that you have a post code search directory identifying law firms on the RBS conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Llandudno?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llandudno.
I completed on my home on 12 July and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Llandudno expressed confidence that it would be concluded inside ten days. Are titles in Llandudno uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Llandudno registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. As of today approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration is effected once the new owner is living at the property therefore 'speed' is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
Due to the encouragement of my in-laws I had a survey completed on a property in Llandudno prior to instructing solicitors. I have been informed that there is a flying freehold element to the house. My surveyor advised that some banks will not issue a loan on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llandudno. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be suspicious about brokers that I am dealing with are recommending a national conveyancing firm rather than a local Llandudno conveyancing company?
As with many service providers, often input from relatives can be worth their weight in gold. But there are numerous players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all recommend lawyers to select. On occasion the solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the recommendation. You are at liberty to appoint your own conveyancer. Don't forget that the majority of lenders have an approved list of lawyers you must use for the mortgage related work in your house move.
Estate agents have just been given the go-ahead to market my garden flat in Llandudno. Conveyancing solicitors are to be appointed soon, however I have just had a yearly service charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the maintenance contribution as normal given that all rents and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Llandudno Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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This information is important as a) areas can result in problems for the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the tenants have an issue with the running of the building you will wish to have all the details On the whole the outlay for major works tend not to be included within maintenance charges, albeit that some managing agents in Llandudno ask tenants to pay into a reserve fund created for the specific intention of building a fund for larger repairs or maintenance. Where a Llandudno lease has no more than 80 years it will have adverse implications on the value of the flat. It is worth checking with your bank that they are content with residual term of the lease. A short lease means that you will most likely need a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Llandudnolease extensions you will be required to have been the owner of the property for a couple of years before you are entitled to extend the lease.