Can I use your services to recommend a Conveyancing solicitor in Llanwrda even where I’m not purchasing or disposing of a house, for example if I intend to acquire an office in Llanwrda with a loan from The Mortgage Works?

Our comparison service is predominantly used to help choose residential conveyancing solicitors in Llanwrda but we have listed towards the bottom of this page a few Llanwrda commercial conveyancing firms. You should make contact with the firm directly to check if they can also act for The Mortgage Works

I am buying a property in Llanwrda. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?

As you are obtaining a mortgage with Coventry BS your lawyer must follow the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not limited to Llanwrda.

About to purchase house in Llanwrda. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanwrda lawyer is on the HSBC conveyancing panel.

Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Llanwrda solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llanwrda postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Llanwrda.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Llanwrda is where the house is located. What do you suggest?

Flying freeholds in Llanwrda are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanwrda you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanwrda may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

In my capacity as executor for the estate of my grandmother I am selling a house in Neath but live in Llanwrda. My conveyancer (based 260 miles awayneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Llanwrda to attest and place their company stamp on the document?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Llanwrda

I am intending to let out my leasehold apartment in Llanwrda. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Some leases for properties in Llanwrda do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Llanwrda Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

This question is useful as a) areas could result in problems in the block as the common areas may begin to deteriorate where services remain unpaid b) if the tenants have an issue with the running of the building you will want to have all the details Most Llanwrda leasehold flats will be liable to pay a service charge for the upkeep of the building invoiced on behalf of the freeholder. Should you acquire the property you will have to meet this amount, usually quarterly throughout the year. This could be anything from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent to be met yearly, this is usually not a significant figure, say approximately £50-£100 but you should to check it because sometimes it can be many hundreds of pounds. What restrictions are there in the Llanwrda Lease?