is it true that all Llanarmon Yn Ial conveyancing solicitors on the RBS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
We previously chose conveyancing lawyers locally in Llanarmon Yn Ial on the Leeds Building Society solicitor panel. They are now charging me a separate sum for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This charge is not set by Leeds Building Society but by your Llanarmon Yn Ial property lawyer. Plenty of firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee and others do not.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Llanarmon Yn Ial bank branch on numerous occasions and was told they are content with the situation and they will lend. My Llanarmon Yn Ial conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Provided that the conveyancing practitioner is on the mortgage company panel, she or he must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
A friend advised me that if I am purchasing in Llanarmon Yn Ial I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Llanarmon Yn Ial conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Llanarmon Yn Ial around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Llanarmon Yn Ial Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Llanarmon Yn Ial Education with plans and statistics, Local Amenities and other useful information about Llanarmon Yn Ial.
It has been 3 months following my purchase conveyancing in Llanarmon Yn Ial took place. I have checked the Land Registry website 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 property 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.
Am I right to be suspicious about estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Llanarmon Yn Ial conveyancing practice?
As with many professional services, often input from family and friends can be very helpful. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to select. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the recommendation. You are free to appoint your own lawyer. Don't forget that the majority of banks operate an approved list of conveyancers you are obliged to use for the lender related work in your home move.
I have just started marketing my basement apartment in Llanarmon Yn Ial.Conveyancing lawyers have not yet been instructed but I have just had a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as normal given that all ground rent and maintenance invoices should be apportionedon completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice 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