We see that you have a search directory identifying firms on the HSBC conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Llanelli?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llanelli.
When it comes to mortgage companies such as Coventry BS, do Llanelli lawyers incur a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We were going to get a OIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Llanelli solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Llanelli solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I'm at the point of viewing houses in Llanelli and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Leeds Building Society.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
My partner and I are downsizing from our property in Llanelli and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers are using an online conveyancing practice as opposed to a conveyancing solicitor in Llanelli. We have lived in Llanelli for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How simple is it to use the search tool to select a conveyancing practitioner in Llanelli on the panel for my bank?
Step one is to select a lender such as Halifax, Leeds Building Society or Platform Home Loans Ltd then specify your preferred area e.g. Llanelli. Conveyancing firms in Llanelli and further afield will then be shown.
We're first time buyers - had an offer accepted, but the selling agent advised that the seller will only issue a contract if we appoint the agent's recommended conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Llanelli
We suspect that the owner is not behind this requirement. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to use your preferred Llanelli conveyancing lawyers - as opposed tothose that will provide the estate agent a commission or hit his conveyancing targets pre-set by senior management.
All being well we will complete the disposal of our £350,000 garden flat in Llanelli in just under a week. The managing agents has quoted £372 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Llanelli?
Llanelli conveyancing on leasehold flats often involves the purchaser’s lawyer sending questions for the landlord to address. Although the landlord is not legally bound to respond to these enquiries the majority will be willing to do so. They are entitled to levy a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The management information fee invoiced by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration charges, without which the charge is not strictly payable. Reality however dictates that one has no choice but to pay whatever is demanded should you wish to complete the sale of your home.
Llanelli Leasehold Conveyancing - Sample of Queries before buying
What is the name of the managing agents? Please note that where the lease has no more than 80 years it will affect the salability of the apartment. It is worth checking with your bank that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Llanellilease extensions you will need to own the residence for 24 months before you are eligible to extend the lease. Be sure to investigate if there are any onerous restrictions in the lease. For example it is reasonably common in Llanelli leases that pets are not allowed in certain buildings in Llanelli. If you like the flatin Llanelli yet your cat is not allowed to make the move with you then you will be presented with a hard decision.