is it true that all Llanharan conveyancing solicitors on the Leeds Building Society conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

Intending to buy a apartment in Llanharan. 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 Virgin Money 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 Llanharan property lawyer is on the Virgin Money conveyancing panel.

Bank of Ireland have agreed my home loan in principle, my offer on a house in Llanharan has been agreed to, what happens next?

The property agent will need to be informed of your lawyer's details (be sure the conveyancing practitioners are on the lender’s approved list). Contact Bank of Ireland or the financial adviser and complete any relevant documentation. Bank of Ireland will appoint a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Bank of Ireland will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanharan.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial site in Llanharan?

Its becoming the norm that commercial conveyancing solicitors in Llanharan will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Llanharan. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Llanharan.

For each commercial conveyancing transaction in Llanharan it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Llanharan commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Llanharan.

I used Action Conveyancing several years ago for my conveyancing in Llanharan. I now require my file however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Llanharan of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Having had my offer accepted I require leasehold conveyancing in Llanharan. Before I get started I would like to find out the remaining lease term.

Assuming the lease is registered - and most are in Llanharan - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Llanharan - A selection of Questions you should consider Prior to buying

Plenty Llanharan leasehold properties will have a service bill for maintenance of the building invoiced by the management company. Should you acquire the apartment you will have to pay this liability, normally periodically during the year. This could differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a rentcharge for you to pay annual, this is usually not a significant figure, say approximately £25-£75 but you should to enquire as occasionally it can be surprisingly expensive. How many years remain on the lease? It is important to be aware if redecorating or some other major work is coming up that will be shared by the tenants and could well dramatically increase the the service fees or require a one off payment.

What can I do where I am dissatisfied with the lawyer who carried out my conveyancing in Llanharan?

We live in an imperfect world, and is is a fact of life that sometimes things do go wrong. That being said there is recourse if you were not happy with your conveyancing in Llanharan. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their governing body. If you remain unhappy you may consider getting in touch with the Legal Ombudsman.