My partner and I have lately acquired a house in Llanon. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Llanon?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Llanon. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller answers a form known as a SPIF. If the information proves to be inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Llanon.
We are planning to acquire a flat and need a conveyancing solicitor in Llanon who is on the Aldermore approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Llanon.
My wife and I are purchasing a house in Llanon. I might seem paranoid but how we can trust a solicitor? On completion day we will need to send our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Llanon solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Llanon solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
My wife and I are in the process of viewing houses in Llanon and I am now considering a potential offer. Should I already have a solicitor appointed at this stage? I will be getting a mortgage with Lloyds.
It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are obtaining a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
How does conveyancing in Llanon differ for newly converted properties?
Most buyers of new build premises in Llanon contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Llanon typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanon or who has acted in the same development.
Why can I not complete my conveyancing in Llanon on a public holiday?
Because on completion the purchase price will pass between the banks of the purchaser and seller's lawyer and at present this can only happen on a working day. It is not possible to complete on a weekend either.