We were about to instruct a conveyancing solicitor in Llanelli found by you but have come across some other estimates on the internet look less pricey – why is this?

There are many firms of conveyancers marketing theoretically looks to be the cheapest conveyancing in Llanelli. We suggest that you think long and hard as to how much you respect your own move to want to take 'cheap' risks in relation to the quality of the legal work. Many of them list a budget quote to grab your attention but conceal additional fees in the fine print..

My fiance and I are hoping to buy a newbuild apartment in Llanelli with a loan from Barclays Direct.We would like to retain our Llanelli conveyancing practitioner but Barclays Direct informed us he's not on their "panel". we are left little option but to use a Barclays Direct panel solicitor or retain our preferred solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Barclays Direct use our lawyer?

Unfortunately,no. The home loan issued to you is subject to its terms and conditions, one of which will be that solicitors must be on the Barclays Direct approved list. in the past, most banks 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 Barclays Direct

Just bought a terraced house in Llanelli , What is the estimated time for the Land Registry to register the transfer to my name? My Llanelli conveyancing solicitor has been painfully slow, so I want to be certain that my purchase is recorded.

As far as conveyancing in Llanelli is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether there are errors and if the Land registry communicate with any third parties. As of today in the region of three quarters of such applications are fully dealt with within 12 days but some can be subject to extensive hold-ups. Registration occurs after the new owner is living at the premises therefore registration formalities is not typically top priority yet if there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Llanelli is the location of the property. Is there any advice you can impart?

Flying freeholds in Llanelli are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanelli you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanelli may ascertain 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 residence.

We have been advised by many friends to expect six to eight weeks for Llanelli conveyancing to complete.This was a month ago. The draft contract was only received to my conveyancing practitioner yesterday so does the clock start running now?

You need to be realistic concerning timescales. Moving home in Llanelli usually takes about ten weeks. This timeframe is not due to lawyer being slow and deliberately delay matters. The amount of money involved in purchasing any property is so high, the purchaser's property lawyer needing to raise a wide range of questions, searches and further checks to protect the purchaser and their lender (if there is to be a home loan) from expensive, avoidable problems. These investigations involves getting information from various third parties, for example other conveyancer, local councils, private companies, mortgage companies. Some of these are well organised. Plenty aren't. And remember, no matter how quickly your lawyer do their job, if the people you are buying from or are selling to aren't ready, nothing can go ahead until they are up to speed.