Me and my fiance are purchasing a 3 bedroom apartment in Llandysul with a mortgage. We wish to retain our Llandysul lawyer, but the lender advise she’s not on their "panel". It appears that we have no choice but to instruct one of the bank panel firms or keep our Llandysul lawyer as well as pay for one of their panel lawyers to represent them. We feel that this is unjust; can we not insist that the mortgage company use our Llandysul conveyancer ?
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. Another option that might be available is for your Llandysul conveyancing solicitor to apply to be on the conveyancing panel.
We are a couple about to sign contracts for a freehold house in Llandysul. We have hit a stumbling block. Our loan offer with Aldermore runs out on 21/4/2026 but the vendors are insisting on a completion date of 23/4/2026. Is it possible to prolong the mortgage offer?
The best person to deal with your question is your solicitors who should calculate if they better off negotiating with the bank, vendor’s lawyers, estate agents or conceivably all three taking into account the circumstances your house move to date.
The estate agent has sent us the confirmation of our purchase of a new build flat in Llandysul. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Llandysul
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I'm remortgaging my current home to a BTL loan with Virgin Money and intend to use the remaining equity as a deposit on a second property. The area we are interested in is Llandysul. Will your conveyancers be able to act for both sets of mortgage companies and link together the transactions?
Make use of our search tool on this site to ensure that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to simultaneously deal with the two transactions but you should have a chat with you solicitor and communicate your expectations and requirements.
Can you provide any advice for leasehold conveyancing in Llandysul with the intention of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Llandysul can be reduced if you instruct lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold information which will be required by the buyers’ representatives. If you hold a share in a the freehold, you should ensure that you have the original share document. Organising a new share certificate can be a lengthy process and slows down many a Llandysul home move. Where a duplicate share is required, do contact the company officers or managing agents (if relevant) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Llandysul state that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Should you dont have the approvals in place do not communicate with the landlord without contacting your solicitor in the first instance. If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as over as opposed to unsettled.
I am the registered owner of a ground floor flat in Llandysul, conveyancing formalities finalised in 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Llandysul with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2091
With just 65 years left to run the likely cost is going to span between £13,300 and £15,400 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
Why can't I complete our conveyancing in Llandysul on Good Friday?
Because on completion the purchase price will pass between the banks of the purchaser and owner’s conveyancer and at present this can only occur on a business day. It is not possible to complete on a weekend either.