I chose a Llanfyrnach based firm for our conveyancing in Llanfyrnach recently. After carefully reading the terms of engagement I seeI am on the hook for charges even if the dealdoes not proceed. Would I be best advised to select an on-line lawyer promising no move no charge conveyancing in Llanfyrnach?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be more expensive to cover the conveyances that do not proceed. Please beware that these deals rarely protect you from disbursements such as Llanfyrnach conveyancing search expenses.
I am selling our property in Llanfyrnach and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Llanfyrnach conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Llanfyrnach. Having lived in Llanfyrnach for 5 years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I own a terraced Victorian house in Llanfyrnach. Conveyancing practitioner represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Leeds Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanfyrnach and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who conducted the purchase.
How straightforward is it to use the search tool to locate a conveyancing lawyer in Llanfyrnach on the panel for my lender?
Step one is to select a lender such as Yorkshire Building Society, The Royal Bank of Scotland or Godiva Mortgages Ltd then choose your preferred area for example Llanfyrnach. Conveyancing organisations in Llanfyrnach and across England and Wales should be identified.
The conveyancing solicitors handling our conveyancing in Llanfyrnach has forwarded papers to review that show the property is unregistered with epitome documents. Is it not the case that all property in Llanfyrnach are registered?
Most property in Llanfyrnach is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Llanfyrnach conveyancing solicitors should be able to handle such matters but if any uncertainty prevails the usual proposition these days is for the vendor’s solicitor to register it first and thereafter deal with the transfer to the buyer - this will have a domino effect to cause a significant delay.