What is the first thing I need to know concerning purchase conveyancing in Llandudno?
You may not hear this from too many lawyers but conveyancing in Llandudno and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the ownership transfer. E.g., the seller, property agent and sometimes your lender. Selecting a law firm for your conveyancing in Llandudno should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose responsibility is to act in your legal interests and to protect you.
There is a definite creep of a "blame" culture- someone must be blamed for the process taking so long. You must always trust your solicitor above all other players when it comes to the legal transfer of property.
Various online forums that I have come across warn that are the primary reason for delay in Llandudno conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Llandudno.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Llandudno is where the house is located. Can you offer any guidance?
Flying freeholds in Llandudno are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandudno you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandudno may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My partner has encouraged me to instruct his conveyancers in Llandudno. Should I choose my own solicitor?
No doubt the ideal way to choose a conveyancing lawyer is to get referrals from friends or relatives who have actually experience in using the solicitor that you are considering.
Our financial adviser has suggested using their lawyer for the conveyancing in Llandudno - Is it not simpler better to just instruct them?
This is not necessarily the case and you are at liberty to use whichever solicitor you prefer for your Llandudno home move. The solicitor recommended by an estate agent may not necessarily be the right lawyer, they may recommend their own conveyancing firm who are based remotely. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.