Me and my husband are buying property in Llanelli. My Solicitor is not on the lender conveyancing list. Can I still continue with my Llanelli conveyancing solicitor even though they are excluded from the bank list of approved lawyers?

You will need to instruct a conveyancer to deal with the legal work required if you require a mortgage to purchase your property. They will carry out all the appropriate investigations on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is in place. You could appoint a Llanelli property lawyer of your choice. Nevertheless, if the lawyer appointed is not on the bank approved list further fees will be incurred as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so provided your conveyancer has not in the past applied for membership they can do so.

My flat in Llanelli is up for sale and I have a buyer. Does the solicitor need to be on the Nottingham conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.

How does conveyancing in Llanelli differ for new build properties?

Most buyers of new build premises in Llanelli contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Llanelli usually buy the land, 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 conveyancers 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 used to new build conveyancing in Llanelli or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Llanelli is the location of the property. Can you shed any light on this issue?

Flying freeholds in Llanelli are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanelli you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanelli 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 property.

I wish to let out my leasehold flat in Llanelli. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Notwithstanding that your previous Llanelli conveyancing lawyer is no longer around you can check your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must seek consent via your landlord or some other party prior to subletting. This means you not allowed to sublet in the absence of first obtaining permission. The consent must not not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.

Llanelli Leasehold Conveyancing - Sample of Questions you should ask before buying

Most Llanelli leasehold properties will be liable to pay a service bill for the upkeep of the block set on behalf of the management company. Should you purchase the property you will have to pay this charge, normally periodically accross the year. This can vary from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay yearly, ordinarily this is not a large amount, say around £25-£75 but you need to check as occasionally it could be many hundreds of pounds. In the main the outlay for major works are not built into the maintenance charges, although a few managing agents in Llanelli obliged leasehold owners to pay into a sinking fund created for the specific intention of building a fund for larger repairs or maintenance. How long is the Lease?