My IFA has asked me for my Llay solicitor’s panel member for the HSBC conveyancing panel. What is the best way to discover this. I have called my local Llay branch but they have not got back to me yet.

Have you tried contacting your Llay about this?. Most Llay conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

We are purchasing a terrace house in Llay. The intention is to carry out an extension to the side at the property.Will legal investigations on the property include checks to ascertain if these works are permitted?

Your property lawyer will check the registered title as conveyancing in Llay can on occasion identify restrictions in the title documents which restrict certain works or need the permission of a 3rd party. Certain works need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.

is it true that all Llay solicitor firms on the conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.

Intending to buy a maisonette in Llay. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llay is on the conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Llay. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llay

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Due to the advice of my in-laws I had a survey completed on a house in Llay before retaining solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies tend not issue a loan on this type of property.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llay. Conveyancing will be smoother if you use a solicitor in Llay especially if they regularly deal with such properties in Llay.

I am an executor of my recently deceased parent's Will, with a house in Llay which is to be marketed. The bungalow has never been registered at HMLR and I'm told that some buyers solicitors will insist that it is done before they will move forward. What's the mechanism for this?

In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.