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Find a Llanbradach Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Llanbradach

My flat in Llanbradach is up for sale and I have a purchaser. Will my solicitor need to be required to be on the Bank of Ireland conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

Should our lawyer be asking questions about flooding during the conveyancing in Llanbradach.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Llanbradach. There are those who buy a property in Llanbradach, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a number of checks that can be carried out by the buyer or by their solicitors which should figure out the risks in Llanbradach. The conventional set of property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to determine if the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could commence a claim for damages as a result of such an inaccurate response. A buyer’s lawyers should also carry out an environmental search. This will indicate if there is a recorded flood risk. If so, additional investigations should be conducted.

I purchased a terraced Victorian property in Llanbradach. Conveyancing practitioner represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanbradach and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.

I am looking into buying my first house which is in Llanbradach and I am already nervous. I couldn't find anything specific about Llanbradach. Conveyancing will be needed in due course but do you know about the Llanbradach area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Llanbradach. In the meantime here are some basic statistics that we found

Estate agents have just been given the go-ahead to market my garden flat in Llanbradach. Conveyancing is yet to be initiated, however I have just received a yearly maintenance charge demand – what should I do?

The sensible thing to do is clear the maintenance contribution as normal because all rents and maintenance payments should be apportioned as part of the financial calculations for completion monies, 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. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a 1st floor flat in Llanbradach, conveyancing having been completed March 2008. Can you work out an approximate cost of a lease extension? Comparable properties in Llanbradach with over 90 years remaining are worth £171,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2099

You have 79 years unexpired the likely cost is going to span between £8,600 and £9,800 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

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