I am progressing with the sale of my house in Llanbradach and the estate agent has just telephoned to warn that the purchasers are switching conveyancer. The excuse is that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a big named mortgage company only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Llanbradach ?

Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

Do all mortgage companies provide you with an approved list of Llanbradach conveyancing solicitors? How do you know who is on the TSB conveyancing panel?

Llanbradach conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.

Will commercial conveyancing searches disclose planned roadworks that may affect a commercial site in Llanbradach?

Its becoming the norm that commercial conveyancing solicitors in Llanbradach will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Llanbradach. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Llanbradach.

For each commercial conveyancing transaction in Llanbradach it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Llanbradach commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Llanbradach.

Just acquired a semi-detached house in Llanbradach , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Llanbradach conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are concluded.

There is nothing unique about conveyancing in Llanbradach registration formalities. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any other parties. At present roughly three quarters of submission are completed within two weeks but some can be subject to extensive delays. Registration is effected once the new owner has moved in to the premises thus an expedited registration is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

There are only Seventy years unexpired on my lease in Llanbradach. I now want to extend my lease but my freeholder is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have done all that could be expected to locate the freeholder. For most situations a specialist should be helpful to conduct investigations and prepare an expert document which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court overseeing Llanbradach.

Llanbradach Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

Make sure you enquire if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being permitted in certain buildings in Llanbradach. If you like the propertyin Llanbradach but your dog can’t move with you then you will be presented with a hard determination. On the whole the cost for major works are not included within maintenance charges, albeit that some managing agents in Llanbradach require tenants to pay into a reserve fund and this is used to offset against larger works. How is the lease structured?