My husband and I are hoping to acquire a flat in Llanelli and have appointed a Llanelli conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Bank of Scotland have this morning contacted us to inform me that they have now hit a problem as our Llanelli solicitor is not on their approved list of lawyers. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Llanelli lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
In the event thatI was to buy a simple residential housein Llanelli for cash and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Llanelli?
The only reduction in fees you would make on is the costs for searches. A solicitor is obliged to do the vast majority of work - money laundering, liaising with your vendors conveyancer, stamp duty submission, register the title etc. A marginal saving might be made by not having to register a mortgage however it will not be a lot.
It has been 2 months since my purchase conveyancing in Llanelli concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My business partner and I are hoping to take over a lease of an office on the high street. Can you recommend lawyers offering no-move-no costs for non-domestic conveyancing in Llanelli for under 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Llanelli, including the disposal and acquisition of businesses as well as simply premises. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. As for the charges these will vary based on the structure and heads of terms of the deal. Let us have your contact information or phone so as to enable us to supply you with a detailed commercial conveyancing quote.
Should I use a Llanelli conveyancing practitioner who is local to the property I am buying? We have a good friend who can conduct the legal formalities but they are based 300miles away.
The benefit of a high street Llanelli conveyancing practice is that you can attend the office to execute paperwork, present your ID and pester them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were content that should surpass using an unknown Llanelli conveyancing solicitor just because they are based in the area.
What do I do if I am dissatisfied with the conveyancer who carried out our conveyancing in Llanelli?
We live in an imperfect world, and is is a fact of life that every so often matters do not go as planned. Nevertheless there is recourse where you were dissatisfied with your conveyancing in Llanelli. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.