I am in the throes of transferring my current homeowner home loan to a BTL Lloyds TSB Bank mortgage. The bank has said that I require a solicitor as part of the process. I spoke to my former Henllan conveyancing solicitor who dealt with the legals when I previously purchased the house. The fee estimate issued of £550 is surprising as its a refinance than a sale or purchase.

The quote is slightly on the high side. If you you were to look around you may be able to decrease the fees marginally by as much as £125. That being said, providing that you were pleased with the service the firm gave you couldlive to regret opting for an an untested lawyer. Remember to be sure that the solicitor can represent Lloyds TSB Bank. You can utilise our search tool to get a quote a Henllan conveyancing firm on the Lloyds TSB Bank approved list of lawyers, which can often include conveyancing solicitors in Henllan.

If you had a top tip for selecting a conveyancing solicitor in Henllan what would it be?

Do not opt for the cheapest Henllan conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. 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 am the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Henllan. The Henllan property was put into my name in March. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in March. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this obligation chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Henllan solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Just acquired a terraced house in Henllan , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Henllan conveyancing solicitor has been very slow, so I want to be certain the land registry aspects are concluded.

There is nothing unique when it comes to conveyancing in Henllan registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today roughly 80% of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration takes place after the buyer is living at the property therefore an expedited registration is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

I am looking for a leasehold apartment up to £305k and found one near me in Henllan I like with open areas and railway links in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in Henllan suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

I require the services of a lender panel solicitor in Henllan. Could you help me?

Unfortunately it’s not apparent why you need a Henllan panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Henllan are on their panel . If you do find such a firm in Henllan not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site