We are hoping to purchase a 1 bedroom flat in Llansamlet with a mortgage. We like our Llansamlet conveyancer, however the bank says he's not on their "panel". It appears that we have no option but to appoint one of the lender panel firms or continue with our Llansamlet conveyancing practitioner and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. 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. Another option that might be available is for your Llansamlet conveyancing lawyer to apply to be on the conveyancing panel.
Having sold my house in Llansamlet last February yet the purchaser is Skype messaging every few hours to say their lawyer needs to hear from mine. What are the post completion sale formalities following completion?
After completion of your house sale your lawyer is duty bound to forward the transfer deeds and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer should also send confirmation that the mortgage has been repaid to the buyers conveyancers. There is unlikely to be post completion formalities specific conveyancing in Llansamlet.
I used Stirling Law a few years past for my conveyancing in Llansamlet. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Llansamlet of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Llansamlet differ for new build properties?
Most buyers of new build or newly converted property in Llansamlet come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Llansamlet typically buy the site, 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 property lawyers 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 Llansamlet or who has acted in the same development.
I need to find a conveyancing solicitor for residential conveyancing in Llansamlet. I have land on a web site which seems to have the perfect answer If it is possible to get all the legals completed via web that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £450,000 apartment in Llansamlet next Wednesday. The landlords agents has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Llansamlet?
For most leasehold sales in Llansamlet conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-contract enquiries
Where consent is required before sale in Llansamlet
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Llansamlet Leasehold Conveyancing - Sample of Queries before Purchasing
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Is there a share of the freehold? What is the yearly maintenance fee and ground rent? Does this lease have in excess of 85 years remaining?