My financial adviser has asked me for my Llay lawyer’ panel member for the Lloyds conveyancing panel. What is the best way to find this out. I have called my local Llay office but they cant find it on their system.
Have you tried speaking to your Llay property lawyer about this?. Most Llay conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My Conveyancer in Llay is not on the Platform Home Loans Ltd Conveyancing Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Platform Home Loans Ltd approved list?
The limited options open to you here include:
- Complete the purchase with your existing Llay lawyers but Platform Home Loans Ltd will need to retain a lawyer on their list of acceptable firms. This will result in additional overall legal fees and result in frustration.
- Get a new lawyer to to deal with the purchase, remembering to check they are on the Platform Home Loans Ltd panel
There are a variety of conveyancing solicitors in Llay but how do I know who's good?
We would encourage you not to go for the cheapest Llay conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I happen to be the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Llay. The Llay property was put into my name in January. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in January. Do I have to wait half a year to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Most banks would take a sensible view as this provision is chiefly there to identify the purchase and immediately sell or the quick reselling of property.
About to purchase flat in Llay. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llay property lawyer is on the HSBC conveyancing panel.
I'm converting the mortgage on my current home to a BTL loan with Nationwide Building Society and intend to use the remaining equity towards further property. The location we are looking at is Llay. Will your lawyers be able to act for both sets of lenders and tie in the two deals?
Do use our search tool on this page to ensure that the conveyancers are approved by both lenders. Assuming that they are the solicitor will be able to simultaneously deal with the two transactions but you should talk with you lawyer and make clear your desired outcome and needs.
At what stage do I incur the Stamp Duty Land Tax due for my Llay property purchase?
The conveyancer will fill out a Land Transaction Return Form for you during your Llay conveyancing transaction for you to sign. After completion your lawyer will submit your Land Transaction application to the Tax Authorities and - as long as they have the money - pay any tax bill due on your behalf.