My husband and I are looking to purchase a home in Llanrhystud and are in fact using a Llanrhystud conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Birmingham Midshires have this afternoon contacted us to advise us that they have now hit a problem as our Llanrhystud lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Llanrhystud solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My relative suggested that if I am buying in Llanrhystud I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Llanrhystud conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Llanrhystud around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Llanrhystud.
I bought my flat on 14 May and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Llanrhystud said it should be registered in a couple of weeks. Are titles in Llanrhystud particularly slow to register?
There is nothing unique about conveyancing in Llanrhystud registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether it is in order and if the Land registry have to notify any third parties. At present approximately three quarters of such applications are completed within 12 days but some can be subject to protracted delays. Historically registration occurs after the buyer has moved in to the property thus post completion formalities is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.
Is it possible to swap conveyancer as I have to instruct a firm on the The Mortgage Works conveyancing panel. I was using a local conveyancing solicitor in Llanrhystud five minutes from me but the firm is not accepted by The Mortgage Works
It would be our pleasure to assist you find a conveyancing solicitor in Llanrhystud on the The Mortgage Works panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Llanrhystud. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Llanrhystud.
My partner has recommend that I instruct his conveyancers in Llanrhystud. Do I follow his advice?
No doubt it’s preferable to find a conveyancing practitioner is to seek referrals from friends or relatives who have previously instructed the solicitor that you are are thinking of instructing.