Can your site be used to locate a Conveyancing solicitor in Llandrindod Wells even where I’m not purchasing or selling a house, for instance if I intend to acquire an office in Llandrindod Wells with a loan from HSBC Bank?

Our search tool is mainly utilised to locate domestic conveyancing solicitors in Llandrindod Wells but we have recorded towards the bottom of this page some Llandrindod Wells commercial conveyancing firms. You will need to enquire with the firm directly to check if they are also authorised to represent HSBC Bank

We wish to acquire a newly converted apartment in Llandrindod Wells with a homeloan from Bank of Scotland.We like our Llandrindod Wells conveyancing practitioner but Bank of Scotland says he's not on their approved list of member firms. we are left little option but to use a Bank of Scotland panel lawyer or retain our high street solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that lawyers must be on the Bank of Scotland conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Bank of Scotland

I have todaybeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Llandrindod Wells for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is in my name in the name of the previous owner?

The easiest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llandrindod Wells conveyancing specialists.

Taking into account that I will soon spend 450k on a garden flat in Llandrindod Wells I would like to have a conversation with the conveyancer concerning thehouse move ahead of instructing the firm. Is this something that you can arrange?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your property ownership legalities in Llandrindod Wells.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Llandrindod Wells should be the amount on the final invoice that you end up paying.

I’m about to sell my garden flat in Llandrindod Wells. Conveyancing has not commenced, but I have just received a quarterly maintenance charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal because all rents and maintenance charges should be allotted on completion, 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. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a studio flat in Llandrindod Wells, conveyancing having been completed in 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Llandrindod Wells with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2077

With 52 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.