We note that you have a post code search directory identifying solicitors on the Virgin Money conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Llanymynech?

We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llanymynech.

We're in Llanymynech, First time buyers purchasing with a mortgage (lender is Bank of Ireland , and our lawyer is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

four months have elapsed following my purchase conveyancing in Llanymynech completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

We're FTB’s - agreed a price, but the selling agent advised that the owners will only proceed if we appoint their preferred lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor who is accustomed to conveyancing in Llanymynech

We suspect that the owner is unaware of this ultimatum. Should the seller desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are genuine buyers (b)you are ready to go, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your own,trusted Llanymynech conveyancing firm - not the ones that will provide the estate agent a kickback or hit his conveyancing figures set by corporate headquarters.

I've recently bought a leasehold property in Llanymynech. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Llanymynech Leasehold Conveyancing - Sample of Queries before Purchasing

Please tell me if there are any major works in the planning that could add a premium to the maintenance fees? Please note if it is fewer than 80 years it will affect the salability of the apartment. Check with your lender that they are content with residual term of the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you would need to own the premises for two years in order to be legally able to carry out a lease extension. Are any of leasehold owners in arrears of their service charge liability?