LMK Law is based on the High Street in the heart of the Ballymoney community, and as specialist Ballymoney conveyancing solicitors, we have helped many local families and investors buy and sell property over the years. Our location is not just a matter of convenience. It means we deal day in and day out with the kinds of properties found in this part of County Antrim, from period terraces in the town centre to bungalows, detached family homes, and rural properties on the surrounding land. That familiarity helps our moving house lawyers anticipate issues before they become problems, and ensure that our clients’ transactions proceed smoothly and swiftly.
To speak to our experts please call us on 028 2766 6698 or Make An Online Enquiry.
What do Ballymoney conveyancing solicitors do?
Conveyancing is the legal work involved in transferring ownership of property from one person to another. For a buyer, that means investigating the title to make sure the seller is entitled to sell, raising and reviewing enquiries, dealing with the mortgage lender if there is one, calculating and paying any tax due, and registering you as the new owner once the matter completes. For a seller, it means proving good title, replying to the buyer’s enquiries, carrying out the searches, and making sure the sale proceeds in step with any onward purchase.
It is detailed work, and small errors can cause delay or expense. Having an experienced local firm handling it gives you confidence that the matter is being handled properly.
How does the Northern Ireland title system affect your purchase?
One of the first things we establish on any conveyancing matter is whether the property is registered or unregistered. Registered titles are held at the Land Registry under a folio number, with a map showing the legal boundaries, and a government guarantee of title. This makes our investigations more straightforward. Unregistered titles, recorded through the Registry of Deeds, require us to trace ownership through the historical deeds to confirm that the seller has a good and marketable title.
In and around Ballymoney, rural and older properties are quite often unregistered, and some carry features such as fee farm grants or ground rents that need to be dealt with correctly. This is exactly the kind of local detail where using an experienced firm can make a notable difference.
Should you have a survey before you buy?
A solicitor confirms the legal position of a property, but the legal title says nothing about the physical condition of the building. For that reason, we usually recommend that buyers consider commissioning an independent survey carried out by a qualified surveyor. If you are buying with a mortgage, your lender will arrange a valuation, but a valuation is carried out for the lender’s benefit and is not the same as a full survey of the property’s condition.
A survey can reveal issues such as damp, structural movement, or problems with the roof that may affect the price you are willing to pay, or that you may wish to have addressed before you commit. Older properties in and around the town can especially benefit from a closer inspection.
What will we need from you?
To act for you efficiently, there are a few things we will ask for at the outset. We need proof of identity and address to meet the checks all solicitors are required to carry out, along with information about how you are funding the purchase. If you are using a mortgage, we will need the details of your lender and a copy of your mortgage offer once it is issued. If you are selling, we will ask about any works carried out on the property, such as extensions or a new heating system, so that we can locate the relevant approvals, and we will need a valid Energy Performance Certificate to provide to your buyer.
Providing these promptly helps the matter move along. The sooner we have what we need, the sooner we can press on with investigating the title, raising enquiries, and working towards completion.
Which searches are carried out, and who pays for them?
In Northern Ireland, the searches are normally the responsibility of the seller’s solicitor, and the seller meets the cost. They are a vital part of confirming clear title. The Statutory Charges Register reveals charges registered by public bodies, such as notices under the Roads or Public Health legislation. Enquiries to central government and the local council cover planning history, road adoption, listed building status and similar matters. A search of the Enforcement of Judgments Office shows whether any debt related orders affect the land, and a bankruptcy search may be needed against the parties. Where the property is unregistered, a Registry of Deeds search completes the picture.
What happens on completion day?
Completion is the day on which ownership transfers. On the morning of completion, the buyer’s solicitor sends the purchase money to the seller’s solicitor. Once those funds are received, the seller’s solicitor authorises release of the keys, which usually happens around midday. After completion, we attend to the remaining formalities, including submitting the Stamp Duty Land Tax return to HM Revenue and Customs and registering the transfer so that your ownership is properly recorded.
Why choose a firm based in Ballymoney?
Choosing Ballymoney conveyancing solicitors who are genuinely rooted in the town means you get advice from people who understand the local property market and who are easy to reach when you have a question or concern. We provide clear written quotations, keep in regular contact, and explain each stage as we go along.
To speak to our experts please call us on 028 2766 6698 or Make An Online Enquiry.