I am obtaining a mortgage offer from Halifax. I hope to employ the services of a Licensed Conveyancer in Llandudno Junction. Does the Halifax Solicitor panel exclude Licensed Conveyancers?

The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

It is is a decade since I purchased my property in Llandudno Junction. Conveyancing lawyers have just been retained on the sale but I am unable to track down the title deeds. Is this a major issue?

You need not be too concerned. First there is a chance that the deeds will be with the lender or they could still be with the solicitor who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Llandudno Junction relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

Will our conveyancer be asking questions concerning flooding during the conveyancing in Llandudno Junction.

Flooding is a growing risk for lawyers dealing with homes in Llandudno Junction. Some people will buy a house in Llandudno Junction, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, but there are a various checks that can be carried out by the purchaser or by their solicitors which will give them a better appreciation of the risks in Llandudno Junction. The standard information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine whether the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the seller, then a purchaser could issue a claim for damages resulting from an incorrect answer. The buyer’s lawyers may also conduct an enviro search. This should higlight if there is any known flood risk. If so, additional investigations should be conducted.

Due to the input of my in-laws I had a survey completed on a property in Llandudno Junction before retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some banks tend refuse to issue a mortgage on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llandudno Junction. Conveyancing will be smoother if you use a solicitor in Llandudno Junction especially if they are accustomed to such properties in Llandudno Junction.

My solicitors in Llandudno Junction have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.