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Find a Llandudno Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Llandudno conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Llandudno

We note that you have a search directory listing solicitors on the HSBC conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Llandudno?

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

The Llandudno conveyancing firm that just started acting on my purchase in Llandudno have without warning closed. They were on acting for me because I needed a lawyer on the Santander conveyancing panel and my previous Llandudno lawyer was not. I issued them a cheque for £250 in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

I am purchasing my first flat in Llandudno benefiting from help to buy. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about the side-deal as it may adversely affect my mortgage with Leeds Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a flat up to £245,000 and found one near me in Llandudno I like with open areas and station nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Llandudno in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

I have been pointed in your direction by a number of estate agents in Llandudno to locate a solicitor using your seach tool. What’s the financial upside for Estate Agents to recommend your services over and above a competitor’s?

We refuse to offer any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

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