Can I use your services to locate a Conveyancing solicitor in Llangollen even where I’m not purchasing or disposing of a house, for example where I want to buy a shop in Llangollen with a mortgage from Bank of Scotland?

Our search tool is predominantly used to help choose residential conveyancing solicitors in Llangollen but we have set out at the end of this page some Llangollen commercial conveyancing firms. You will need to enquire with the firm directly to see if they are also authorised to represent Bank of Scotland

We wanted to use a property lawyer in Llangollen for our house move. Our broker has since notified us that our mortgage lenders Yorkshire Building Society won't deal with them. Why is this not regarded as unduly restrictive?

Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Llangollen conveyancing firms would have been on most lender panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and their employees as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Llangollen conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Llangollen is amongst the hundreds of locations where the solicitors we list are are authorised to act for Yorkshire Building Society.

Just acquired a terraced house in Llangollen , What is the estimated time for the Land Registry to record the transfer to my name? My Llangollen conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is recorded.

As far as conveyancing in Llangollen is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry communicate with any other parties. At present roughly 80% of submission are fully dealt with within 12 days but some can be subject to extensive hold-ups. Registration takes place once the purchaser is living at the premises thus post completion formalities is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Llangollen is where the house is located. Can you offer any assistance?

Flying freeholds in Llangollen are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llangollen you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llangollen may decide 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.

I am in the process of purchasing my first house in Llangollen. Conveyancing lawyer has been chosen. The financial consultant advised that a survey is not necessary as the property was only constructed twenty two years ago.

You would be well advised to have a Home Buyer's Report. Given the property was built more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. The report should highlight any obvious issues and suggest additional investigation if appropriate. If there are any indications of material issues seek a comprehensive Building Survey from the beginning.