We are planning to acquire a house and require a conveyancing solicitor in Llanarth who is on the Leeds Building Society solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Llanarth.
Is it correct that all Llanarth CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved solicitors?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We had selected solicitors located in Llanarth on the Kent Reliance solicitor approved list. They have just billed me a further charge for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. This charge is not set by Kent Reliance but by your Llanarth property lawyer. Numerous firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being a right pain. The Llanarth solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Arc property Solicitors a few years ago for my conveyancing in Llanarth. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Llanarth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I only have Sixty One years remaining on my flat in Llanarth. I now wish to get lease extension but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have done all that could be expected to track down the landlord. In some cases a specialist may be useful to conduct investigations and prepare an expert document which can be used as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Llanarth.
I am the registered owner of a leasehold flat in Llanarth, conveyancing formalities finalised January 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Llanarth with a long lease are worth £206,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2091
With just 66 years unexpired we estimate the price of your lease extension to span between £12,400 and £14,200 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
What can I do to discover who owns a property in Llanarth?
As long as the property is recorded at the Land Registry, and you have the specifics of the address of the premises, you should be able to view details from the HMLR of the recorded proprietor for a a minimal charge.