Our lawyer has discovered a a legal deficiency with the lease for the flat we are buying in Llanelli. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that he must be satisfied that the mortgage company is content with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
Is there a reason why leasehold purchase conveyancing in Llanelli costs more?
The conveyancing fees on a leasehold property in Llanelli is inevitably more expensive than on a freehold acquisition or disposal. This is due to the supplemental time required in communicating with the freeholder and management company to obtain information about whether the rent and maintenance fee have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the block.
I am planning to acquire a property and require a conveyancing solicitor in Llanelli who is on the Bank of Ireland solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Llanelli. We dont recommend any particular firm.
We are planning to move property in May. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Llanelli. Conveyancing solicitor was organised prior to coming across your site.
On the day of completion you can collect the house keys from your property agent however this can only be done once the vendors lawyers inform the agent that they have the completion monies and the keys can be passed over. After that you will need to advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you find a residential property solicitor in Llanelli or a solicitor that specialises in conveyancing in Llanelli.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Llanelli conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on a house in Llanelli. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the Nationwide 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 Nationwide 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.
I used Arc property Solicitors several years ago for my conveyancing in Llanelli. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Llanelli of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am unfit to visit my Llanelli conveyancing practitioners office to sign documents connected to my conveyancing in Llanelli – is this a problem?
Not a problem. Llanelli conveyancing solicitors can handle home moves for clients across the country. You are unlikely to be required to meet your lawyer in the flesh at a Llanelli conveyancers office. They can undertake everything via phone, post and email - whatever works for you.