Can you point me to a directory of Kent Reliance panel solicitors in Abbots Langley on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable over the internet. If you are looking for a Abbots Langley conveyancer on the Kent Reliance please make the most of our facility.
We had instructed conveyancers locally in Abbots Langley on the Nottingham solicitor panel. They are now charging me a separate charge for handling the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not set by Nottingham but by your Abbots Langley solicitor. Some firms on the Nottingham panel will charge an ‘acting for lender’ fee and others do not.
The formalities of my remortgage has taken place for my property in Abbots Langley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am close to exchanging contracts on the sale of our property in Abbots Langley and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Abbots Langley lawyer would know this is not the case. For the life of me I don't know why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Abbots Langley. Having lived in Abbots Langley for many years we know that this is a non issue. Do we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I have todayfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Abbots Langley for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Abbots Langley conveyancing specialists.
How does conveyancing in Abbots Langley differ for newly converted properties?
Most buyers of new build property in Abbots Langley approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Abbots Langley tend to 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 conveyancing solicitors 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 Abbots Langley or who has acted in the same development.
I opted to have a survey done on a property in Abbots Langley before instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some lenders may refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Abbots Langley. Conveyancing may be slightly more expensive based on your lender's requirements.
I’m about to sell my garden flat in Abbots Langley. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge demand – Do I pay up?
The sensible thing to do is discharge the invoice as usual given that all ground rent and service payments should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I invested in buying a leasehold flat in Abbots Langley, conveyancing having been completed 10 years ago. How much will my lease extension cost? Equivalent properties in Abbots Langley with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2078
With 53 years unexpired the likely cost is going to range between £27,600 and £31,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.