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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 transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Llandudno

My partner and I are hoping to purchase a house in Llandudno and have appointed a Llandudno conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Norwich and Peterborough Building Society have this evening contacted us to inform me that they have now hit a problem as our Llandudno conveyancer is not on their approved list of lawyers. Please explain?

If you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. 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 don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Llandudno solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I am the registered owner of a freehold premises in Llandudno but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Llandudno and has limited impact for conveyancing in Llandudno but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

My fiance and I are buying a newbuild apartment in Llandudno with a homeloan from Clydesdale.We like our Llandudno conveyancing lawyer but Clydesdale informed us she’s not listed on their approved list of member firms. It seems we have little choice but to instruct a Clydesdale panel solicitor or keep our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Clydesdale use our lawyer?

Unfortunately,no. The home loan issued to you contains various provisions, one of which will be that conveyancers needs to be on the Clydesdale approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Clydesdale

It has been 3 months since my purchase conveyancing in Llandudno concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 residence 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.

Just had an offer accepted on a new build flat in Llandudno. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Llandudno

    If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

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