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Find a Llandegla Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Llandegla

Our solicitor has identified a a problem with the lease for the flat we are purchasing in Llandegla. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancing practitioner says that he must check that the bank is willing to move forward with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

When does exchange of contracts happen for sale conveyancing in Llandegla and am I required to be at the solicitors branch?

Where you are near to our conveyancing solicitors in Llandegla you are welcome to come in to sign contracts. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you by post or email. The signing of the purchase agreement is not when everything is set in stone. A signed contract simply enables the conveyancer to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Llandegla)to be in the office at the appropriate time.

Due to the input of my in-laws I had a survey completed on a house in Llandegla before appointing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not grant a loan on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llandegla. Conveyancing will be smoother if you use a solicitor in Llandegla especially if they are familiar with such properties in Llandegla.

I am looking to sell my house. My past lawyers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Llandegla if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Llandegla. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I have just started marketing my 2 bed apartment in Llandegla. Conveyancing solicitors are to be appointed soon, but I have just had a yearly service charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is discharge the service charge as normal because all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until 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.

I invested in buying a studio flat in Llandegla, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Llandegla with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2073

With just 51 years unexpired we estimate the premium for your lease extension to be between £30,400 and £35,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.