lenderpanel

Find a Llandudno Junction Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Llandudno Junction

Souldinstructing a Llandudno Junction conveyancing lawyer make the legal transfer of property easier?

Established third party connections are another important factor to consider when choosing conveyancing solicitors. Llandudno Junction conveyancers enjoy connections with mortgage brokers and agents, local authorities, valuers and other conveyancing firms meaning the whole process is going to be much more straightforward for you. Possessing vast experience in the local area is also a plus .

The Llandudno Junction conveyancing solicitors that just started acting on my purchase in Llandudno Junction have suddenly closed. They were on acting for me because I needed a lawyer on the HSBC conveyancing panel and my family Llandudno Junction lawyer was not. I paid them £170 in advance. What do I do now?

If you have an estate agent involved then inform them straight away so that they can let the sellers know 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 HSBC 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 should be in a position to assist.

How does conveyancing in Llandudno Junction differ for new build properties?

Most buyers of new build property in Llandudno Junction come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Llandudno Junction tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llandudno Junction or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a house in Llandudno Junction before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend not issue a loan on such a home.

It varies from the lender to lender. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llandudno Junction. Conveyancing may be slightly more expensive based on your lender's requirements.

Last December I purchased a leasehold property in Llandudno Junction. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Llandudno Junction Leasehold Conveyancing - Examples of Queries Prior to Purchasing

    How is the lease structured? How much is the ground rent and service charge?

Last updated

Find out more about how flying freehold can affect your the value of a property.