My conveyancer has identified a a problem with the lease for the apartment we are buying in Llanon. The other side have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that he must ensure that the lender is content with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank 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 conveyancing practitioner will have no choice but to discontinue acting for you.
Finally the sale completed on my house in Llanon last September yet the purchaser is SMS messaging every few hours complaining that his conveyancer needs to hear from mine. What should have happened now that I have sold?
Following your house sale your lawyer is obliged to deliver the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Where relevant, your solicitor must also confirm that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There are no post completion requirements peculiar conveyancing in Llanon.
Me and my brother own a 4 bedroom Victorian property in Llanon. Conveyancing solicitor represented me and Skipton Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching address. Is it worth asking Skipton Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanon and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who carried out the work.
How does conveyancing in Llanon differ for new build properties?
Most buyers of new build residence in Llanon contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Llanon typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanon or who has acted in the same development.
We are a fortnight into a residential purchase having been referred to a firm by the local agent to do our conveyancing in Llanon. I am not happy. Could you help me find new conveyancers?
They would need to be very bad in order to consider diss instructing them. Has your mortgage been issued? If so you will need to advise them of the new contact details and have the offer are re-issued. Your solicitor ideally should be on the banks panel to avoid added costs and frustration. That should be your starting point. Our search tool will assist you in finding a lender approved lawyer for your home move in Llanon
What can I do to find out who is the owner of a property in Llanon?
As long as the property is registered with HM Land Registry, and you have the details of the location of the property, you will be able to see details from the HMLR of the registered proprietor for a a minimal charge.