Is it the case that all Llanon conveyancing solicitors on the Kent Reliance conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Llanon solicitor on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Llanon. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I note that there are debates on Chancel Insurance on online forums. Do I need this when buying a property in Llanon? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards maintenance to the chancel in proximity to the church. Is this relevant for conveyancing in Llanon?
Unless a prior acquisition of the property took place post 12 October 2013 you can expect solicitors conducting conveyancing in Llanon to continue to propose a a chancel search and or insurance against a claim.
I used Arc property Solicitors several years ago for my conveyancing in Llanon. I now require my papers but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanon of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Llanon differ for new build properties?
Most buyers of new build premises in Llanon come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Llanon typically acquire 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 used to new build conveyancing in Llanon or who has acted in the same development.
Frank (my husband) and I may need to sub-let our Llanon garden flat temporarily due to taking a sabbatical. We instructed a Llanon conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Llanon conveyancing solicitor is not around you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain permission via your landlord or some other party before subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. Such consent must not not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
I acquired a 1 bedroom flat in Llanon, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Llanon with an extended lease are worth £181,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2069
With just 51 years remaining on your lease we estimate the premium for your lease extension to range between £30,400 and £35,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.