Are the Henllys conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?

Henllys conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.

We decided to purchase a newbuild apartment in Henllys with a loan from Bank of Scotland.We would like to retain our Henllys conveyancing lawyer but Bank of Scotland says his firm is not on their "panel". we are left little option but to use a Bank of Scotland panel lawyer or retain our local solicitor and pay for a Bank of Scotland panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Bank of Scotland use our lawyer?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors will be on the Bank of Scotland conveyancing panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Scotland

What makes your site different to other internet conveyancing solicitors when it comes to conveyancing in Henllys?

At this site obtain an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Henllys. Unlike many estate agents and brokerage sites we are not in the business of charging firms a commission if you choose them for your property ownership legalities in Henllys

As co-executor for the estate of my uncle I am selling a property in Swansea but I am based in Henllys. My lawyer (who is 260 miles from merequires that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Henllys to witness this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Henllys based

I am employed by a long established estate agent office in Henllys where we see a number of leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Henllys conveyancing firms. Can you clarify whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Henllys Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

How many of the leaseholders are in arrears for their service charge payments? On the whole the cost for major works are not included within maintenance charges, albeit that some managing agents in Henllys ask tenants to contribute towards a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. What restrictions exist in the Henllys Lease?