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 conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Llandudno

My partner and I are hoping to buy a property in Llandudno and have appointed a Llandudno conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Alliance & Leicester have this afternoon contacted us to inform me that they have now hit a problem as our Llandudno conveyancer is not on their conveyancing panel. Please explain?

When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Llandudno lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

Why is leasehold purchase conveyancing in Llandudno is more expensive?

Llandudno leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

Should our solicitor be raising enquiries regarding flooding as part of the conveyancing in Llandudno.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Llandudno. There are those who acquire a property in Llandudno, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Llandudno. The standard information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the owner to determine if the property has ever been flooded. If the premises has been flooded in past and is not notified by the owner, then a buyer could commence a claim for damages as a result of such an inaccurate response. A buyer’s conveyancers may also commission an environmental report. This will reveal whether there is any known flood risk. If so, more detailed inquiries will need to be made.

It has been 2 months since my purchase conveyancing in Llandudno took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

As co-executor for the estate of my father I am disposing of a property in Newport but reside in Llandudno. My lawyer (approximately 250 kilometers from mehas requested that I execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Llandudno to witness and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Llandudno

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