We're in Llanfyllin, FTBs buying with a mortgage (lender is Clydesdale , and our solicitor is on the Clydesdale conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How can we know in advance if a Llanfyllin conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Llanfyllin obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.
I am purchasing a property in Llanfyllin. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
Given that your lender is Nottingham your lawyer must check the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Llanfyllin.
I had an offer accepted on an apartment in Llanfyllin on 24/10/2024, valuation was booked 4 days after, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
2 months have gone by since my purchase conveyancing in Llanfyllin took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Llanfyllin is where the house is located. Can you shed any light on this issue?
Flying freeholds in Llanfyllin are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanfyllin you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanfyllin 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 premises.
We are 18 days into a residential purchase having been recommend to a firm by the estate agent to handle our conveyancing in Llanfyllin. We are not happy. Could you help me find new conveyancers?
A solicitor would need to be really bad to suggest changing them. Has your mortgage been generated? In the event that it has you must inform them of the replacement solicitor and ensure the mortgage documents are re-issued. Your conveyancer needs to be on the lenders panel to avoid added costs and delays. That should be your first question of the new conveyancers. The find a solicitor tool can help you find a lender approved lawyer for your conveyancing in Llanfyllin