I had intended to instruct a conveyancing solicitor in Llandovery for our house move. Our financial adviser has since notified us that our bank Platform Home Loans Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Before the recession most mortgage companies had a different appetite for risk. Almost all Llandovery conveyancing firms would have been on many lender panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms regarding their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Llandovery conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Llandovery is one of the numerous areas where the solicitors we list are are authorised to act for Platform Home Loans Ltd.
It has been 3 months following my purchase conveyancing in Llandovery concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 asset 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.
How does conveyancing in Llandovery differ for new build properties?
Most buyers of new build or newly converted property in Llandovery contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Llandovery 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 property lawyers 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 accustomed to new build conveyancing in Llandovery or who has acted in the same development.
As co-executor for the estate of my aunt I am disposing of a residence in Swansea but I am based in Llandovery. My lawyer (approximately 235 miles awayhas requested that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Llandovery to attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Llandovery
My folks cant seem to find their Llandovery property on the HM Land Registry site. They recall that 50 years ago when they bought the property there were complications regarding Llandovery not being identified on some systems.
The vast majority of premises in Llandovery should be revealed. Have you endevoured to search to just the postcode. Usually it should identify all the houses and flats inside that postcode. Assuming the property is recorded it will show up with a title number. If they bought 48 years ago it's conceivable it may be unrecorded. The property may still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title papers which could be with your parent’s bank.