I am obtaining a offer of a home loan from Halifax. I would like to use a Licensed Conveyancer in Llanelli. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are purchasing a end of terrace house in Llanelli. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include checks to see if these alterations are permitted?
Your solicitor should review the deeds as conveyancing in Llanelli can sometimes reveal restrictions in the title documents which prevent categories of changes or necessitated the permission of another owner. Some works need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We had instructed conveyancing lawyers based in Llanelli on the Bank of Ireland solicitor panel. They have just billed me a separate charge for handling the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This fee is not set by Bank of Ireland but by your Llanelli conveyancing practitioner. Plenty of firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.
I currently have a mortgage with Lloyds for my property in Llanelli. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel lawyer.
I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when purchasing a residence in Llanelli? or Apparently there is a law dating back centuries that means some owners of property residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this suitable for conveyancing in Llanelli?
Unless a prior purchase of the house completed post 12 October 2013 you could assume that solicitors carrying out conveyancing in Llanelli to remain recommending a chancel search and or chancel repair liability insurance.
In what way does the Landlord & Tenant Act 1954 impact my business offices in Llanelli and how can you help?
The particular law that you refer to gives a safeguard to commercial lessees, giving them the right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Llanelli
I am 18 days into a residential purchase having been referred to a firm by the selling agent to carry out the conveyancing in Llanelli. I am not happy. Can you help me find new lawyers?
A solicitor would need to be really bad to suggest changing them. Has the loan offer been issued? If so you will need to advise them of the replacement lawyer and have the loan are re-issued. Your new conveyancer should be on the lenders approved list to avoid added costs and complications. So that should be your first question of the new conveyancers. The search tool will help you find a bank approved solicitor for your conveyancing in Llanelli
Last June I purchased a leasehold property in Llanelli. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Llanelli - A selection of Questions you should consider before Purchasing
Best to be warned whether window replacement or some other major work is coming up to be shared between the leasehold owners and will materially increase the the maintenance charges or require a one off payment. Who manages the block? The best form of lease structure is if the freehold reversion is in the ownership of the leaseholders. In this arrangement the leaseholders benefit from being in charge if their destiny and even though a managing agent is usually employed if the building is larger than a house conversion, the managing agent is directed by the tenants.