Much to our surprise we have been notified by our mortgage broker that my Llandaff North the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to check?

The best course of action for you to take is to contact your Llandaff North lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

We note that you have a post code search directory listing firms on the Clydesdale conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Llandaff North?

We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llandaff North.

My lender has suggested solicitors on their panel based in Llandaff North but I would rather use a conveyancing lawyer in Llandaff North or nearer to where I live. Are you able to assist?

Far from all Llandaff North conveyancing practitioners are approved and listed on all banks conveyancing panel. Please make use of our search tool to locate a Llandaff North conveyancing firm on the on the mortgage company panel.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Llandaff North is where the house is located. Can you shed any light on this issue?

Flying freeholds in Llandaff North are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llandaff North you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandaff North may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

The conveyancing solicitors undertaking our conveyancing in Llandaff North has forwarded documents to review that state the property is unregistered with epitome documents. Why is the property not registred at HMLR?

Although most properties in Llandaff North are now registered with HM Land Registry there are still some that remain unregistered. Any property in Llandaff North that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Llandaff North property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Llandaff North conveyancing practitioners will be familiar with this type of conveyancing but where uncertainty reigns the conventional advice these days appears to be for the current owners to register it first and then sell - this no doubt result in a significant delay.