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Recently asked questions about conveyancing in Llanelli

We have rather brash vendors who has suggested a lock out agreement with a deposit of 5k. Are such contracts recommended for Llanelli conveyancing transactions?

This kind of agreement is unusual in Llanelli, conveyancers will often try and steer clients away from them as they divert attention from the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. In addition, there is no assurance that just because the seller has entered into an exclusivity agreement they will complete the sale with you. They may be motivated to break the agreement if they receive sufficient offer to do so because a wronged party with the benefit of a lockoutcontract will still have to show losses as a consequence of the breach and these may not equalise the financial benefit that the owner may gain by reneging on the agreement, however morally condemnable it undoubtedly is.

Will our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Llanelli.

Flooding is a growing risk for lawyers dealing with homes in Llanelli. Some people will purchase a house in Llanelli, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a various searches that may be carried out by the buyer or by their solicitors which can figure out the risks in Llanelli. The standard completed inquiry forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to find out if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser may bring a compensation claim as a result of such an misleading response. The buyer’s lawyers will also commission an environmental report. This will disclose if there is a recorded flood risk. If so, more detailed inquiries should be conducted.

How does conveyancing in Llanelli differ for newly converted properties?

Most buyers of new build premises in Llanelli contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Llanelli tend to acquire the land, 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 used to new build conveyancing in Llanelli or who has acted in the same development.

I've found a house that seems to be perfect, at a great figure which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Llanelli. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

The majority of houses in Llanelli are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Llanelli so you should seriously consider shopping around for a Llanelli conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the property is located on an estate. Your conveyancer will appraise you on the various issues.

I bought a ground floor flat in Llanelli, conveyancing was carried out January 1999. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Llanelli with over 90 years remaining are worth £171,000. The ground rent is £50 per annum. The lease runs out on 21st October 2103

With 79 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

A licensed conveyancer acted on my conveyancing in Llanelli three years past having retained my registration documents but has since been shut down – What steps do I now take to get hold of them?

Deeds, as such, are no longer appropriate for the majority of properties in Llanelli are recorded digitally at Land Registry. If you need to show ownership or are selling or re-mortgaging your lawyer should obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.

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