We are buying a 2 bedroom flat in Llansamlet with a mortgage. We like our Llansamlet conveyancer, however the bank advise he's not on their "panel". It seems we have no option but to instruct one of the bank panel conveyancing practices or continue with our Llansamlet lawyer and pay for one of their panel ones to act for them. This feels very unfair; can we not demand that the lender use our Llansamlet solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Llansamlet conveyancing lawyer to apply to be on the conveyancing panel.
We are planning on selling our property in Llansamlet and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Llansamlet lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Llansamlet. We have lived in Llansamlet for 4 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to check with 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 life insurance to cover that same illness)
I acquired my apartment on 7 June and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Llansamlet expressed confidence that it should be recorded in less than a month. Are titles in Llansamlet uniquely lengthy to register?
As far as conveyancing in Llansamlet is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. Currently approximately three quarters of such applications are completed within two weeks but occasionally there can be extensive delays. Registration is effected once the new owner is living at the premises therefore an expedited registration is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.
How does conveyancing in Llansamlet differ for newly converted properties?
Most buyers of new build residence in Llansamlet approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Llansamlet tend to purchase 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 used to new build conveyancing in Llansamlet or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Llansamlet is where the house is located. What do you suggest?
Flying freeholds in Llansamlet are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llansamlet you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llansamlet may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We are midway through buying a house in Llansamlet. Conveyancing solicitor has told us the title is "Leasehold". Will this likely adversely affect the marketability of the property?
Llansamlet conveyancing does not ordinarily involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's almost the same as freehold, so it’s unlikely to affect the saleability too much.
At the other extreme, if it's, say, 50 years it is bound to have a material impact on the value, and probably wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease provided to your conveyancing practitioner.