I have just been advised by my estate agent that my Llanelli the law firm I have appointed is not on the bank Solicitor panel. What can I do to be sure that this is correct?
You need to contact your Llanelli conveyancer. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Have completed on a a terraced house in Llanelli , What is the estimated time for the Land Registry to record my ownership? My Llanelli conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.
There is nothing unique when it comes to conveyancing in Llanelli registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. At present approximately 80% of such applications are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration is effected after the new owner is living at the premises thus 'speed' is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Llanelli differ for newly converted properties?
Most buyers of new build or newly converted property in Llanelli contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Llanelli tend to buy the real estate, 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 conveyancing solicitors 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 Llanelli or who has acted in the same development.
My cousin has suggested that I appoint his conveyancing solicitors in Llanelli. Do I follow his guidance?
There are no two ways about it the ideal way to choose a conveyancing lawyer is to get recommendations from friends or family who have actually previously instructed the solicitor you're considering.
My property lawyer in Llanelli has informed me that he requires ID documents asserting that this forms part of his retainer as a conveyancer on the mortgage company Conveyancing panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Llanelli