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Find a Llanishen Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Llanishen

It is is a decade since I acquired my house in Llanishen. Conveyancing lawyers have now been retained on the sale but I can't locate the title deeds. Will this jeopardise the sale?

You need not be too concerned. First there is a possibility that the deeds will be retained by the lender or they may stored with the solicitor who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Llanishen involves registered property but in the rare situation where your home is not registered it is more of a problem but is resolvable.

Have completed on a a terraced house in Llanishen , how long will it take for the Land Registry to record my ownership? My Llanishen conveyancing solicitor works at snail pace, so I want to check that my name is registered.

As far as conveyancing in Llanishen registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry communicate with any third parties. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs after the new owner has moved in to the premises thus 'speed' is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

I'm purchasing a new build house in Llanishen benefiting from help to buy. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The estate agent told me not reveal to my solicitor about the deal as it could impact my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are first time buyers - agreed a price, but the property agent informed us that the seller will only proceed if we appoint their recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor used to conveyancing in Llanishen

It is highly unlikely the vendors are behind this. If they want ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Contact the owners directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your preferred Llanishen conveyancing firm - not the ones that will earn their estate agent a commission or achieve conveyancing thresholds set by HQ.

At long last our conveyancing in Llanishen is completing next Friday, yet the person I am buying from has asked to vacate the next day at midday. Should I agree to such a plan?

You can't complete on a Saturday because the bank systems are not working.

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