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Find a Aberaeron Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Aberaeron? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Aberaeron home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Aberaeron conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Aberaeron

Is there a reason to use a Aberaeron conveyancing practice given that national alternatives are less overpriced?

By all means make sure that you scrutinise conveyancing costs in Aberaeron and you should seek a reasonable estimate but don’t become consumed with getting the cheapest Aberaeron conveyancer. Appointing the right conveyancer can mark the distinction between a smooth and a stressful home move. You need to ensure that you have expert advice from a trusted solicitor. An e-mail can never take the place of a phone conversation and can never replicate a one to one appointment. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor who can handle your conveyancing from from the outset to completion, giving the sort of personalised service that you rarely receive from an internet conveyancer. He or She will keep you updated as to progress and keep you informed. Should you need to phone the office you will be sure who you need to speak to and they will ensure you're not left wondering what's going on.

What is the difference between a licensed conveyancer and conveyancing solicitor in Aberaeron

There are many registered licenced Conveyancers in Aberaeron and Solicitor firms in Aberaeron who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I happen to be the single recipient of my late mum's will and I have everything in my name now, including the house in Aberaeron. The Aberaeron property was put into my name in March. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in March. Is the property unsalable for six months?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view lenders take of it, depend on the bank as this requirement principally exists to pick up on subsales or the wholesaling and assigning of properties.

I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Aberaeron conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Kent Reliance has sent the Land Registry the discharge electronically, and
  3. Kent Reliance has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Kent Reliance mortgage has been paid off.

It has been three months following my purchase conveyancing in Aberaeron concluded. I have checked the Land Registry site which shows that I paid £175,000 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 premises 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.

The estate agent has sent us the confirmation of our purchase of a new build flat in Aberaeron. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Aberaeron

    Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Estate agents have just been given the go-ahead to market my 2 bed flat in Aberaeron. Conveyancing has not commenced, however I have recently had a quarterly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal because all rents and service payments will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a leasehold flat in Aberaeron, conveyancing formalities finalised 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Aberaeron with an extended lease are worth £202,000. The ground rent is £60 levied per year. The lease terminates on 21st October 2075

You have 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

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