Find a Lender-Approved Local Conveyancer in Langford

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Selecting the right solicitor is the most important decision when it comes to your Langford conveyancing

Reasons to use our Langford conveyancing solicitors

  • 1 Cut price packages from online conveyancers might be tempting. However, these organisations are often based many miles away with limited appreciation of the factors that impact property transactions in Langford
  • 2 No matter what any alternative solicitors tell you it just might be important to attend your lawyer to execute contracts. There are various parties with involved in a house sale without having to include Royal Mail into the mix.
  • 3 The practices listed on our web pages have a variation of conveyancing lawyers, legal executives and support staff handling thousands of conveyancing matters annually.
  • 4 Our site is the first site offering you the facility to check that your conveyancing in Langford will be carried out by a conveyancer on your lender’s conveyancing panel.
  • 5 Langford conveyancers work in partnership with Langford estate agents, property finders, surveyors, banks and other professionals to make sure that the highest level of service is offered to clients every step of the way, helping make the process as straightforward as possible

Examples of recent conveyancing in Langford since July 2021*

Disposal

of terraced property, High Street, SG18 9RU completing on 22/07/2021 at a price of £437,500. The legal transfer of property incorporates some of the following tasks: sending conveyancing papers to buyers representatives, sending the transfer to the seller for signature in readiness for completion, sending title deeds and executed transfer to buyer’s conveyancer

Conveyance

of apartment Steamer Croft SG18 9FL, purchased for £114,000. Leasehold conveyancing work included: drafting the sale agreement and Transfer, agreeing completion date with parties, preparing statement detailing charges

Transfer

of semi property, Brunel Drive, SG18 8BH completing on 26/07/2021 at a price of £280,000. The legal transfer of property incorporates some of the following tasks: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, sending title deeds and signed transfer to buyer’s conveyancer

Disposal

of house property, Meadow Walk, SG16 6HJ completing on 03/08/2021 at a price of £390,000. The legal transfer of property included amongst the various tasks: sending the transfer to the vendor for execution in preparation for completion, agreeing completion date with parties, preparing statement detailing charges

Recently asked questions about conveyancing in Langford

Having sold my house in Langford last March yet the purchaser is e-mailing me to moan that his lawyer needs to hear from myconveyancer. What should have happened now that I have sold?

After completion of your house sale your lawyer should deliver the transfer documentation and all supplemental paperwork to the buyer’s lawyers. If applicable, your conveyancer should also confirm that the mortgage has been discharged to the purchasers lawyers. There are no post completion steps peculiar conveyancing in Langford.

I had intended to instruct a property lawyer in Langford for our home move. Our broker has since notified us that our bank Nottingham Building Society won't deal with them. Why is this not regarded as unfair competition?

Banks tend to restrict either the category or the number of conveyancing practices on their panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have reduced the number of firms they permit to act for them. Be aware that Nottingham Building Society have no responsibility for the quality of advice provided by any member of Nottingham Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains differing opinions concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Langford only carry out one or two conveyances a year.

Can you point me to a directory of Santander panel conveyancers in Langford 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 open the public over the internet. If you are looking for a Langford solicitor on the Santander please make the most of our facility.

Is it the case that all Langford conveyancing solicitors on the Co-operative conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be regulated by the CLC.

I have a mortgage with Bank of Ireland for my property in Langford. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Bank of Ireland must be informed of your intention in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.

Is it necessary to take out insurance to address the risk of chancel repairs when acquiring a house in Langford?

Unless a previous acquisition of the house completed after 12 October 2013 you may assume that solicitors handling conveyancing in Langford to remain recommending a chancel search and or chancel repair liability insurance.

The deeds to my property can not be found. The conveyancers who did the conveyancing in Langford 10 years ago are no longer around. Will I be able to sell the house?

You no longer need to have the physical deeds to prove you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.

I am employed by a busy estate agent office in Langford where we have experienced a number of leasehold sales derailed as a result of short leases. I have received contradictory information from local Langford conveyancing firms. Can you clarify whether the owner of a flat can instigate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a 1st floor flat in Langford, conveyancing formalities finalised 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Langford with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2091

With just 70 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as legals.

The suggested premium range above 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. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

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Sample of conveyancing solicitors in Langford regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Langford but also conveyancing throughout England and Wales.

  • Woodwards, 3 High Street, Biggleswade, Bedfordshire, SG18 0JE
  • Motley & Hope, The Manor House, 11 Shortmead Street, Biggleswade, Bedfordshire, SG18 0AT

Residential Landlord and Tenant Conveyancing solicitors in Langford

The firms listed below are a non-comprehensive list of solicitors in Langford practicing in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Leasehold Valuation Tribunal proceedings

  • Motley & Hope, The Manor House, 11 Shortmead Street, Biggleswade, Bedfordshire, SG18 0AT

Langford commercial property solicitors provide expert offering advice on a variety of aspects of commercial property law

    Subletting, licences and sharing occupation Buying, selling and leasing land for registered charities Development, including options, overage agreements, JCT building contracts Telecommunications and broadcast mast sites Property realisations and advice for insolvency practitioners Shops,offices,barn conversions, industrial units, commercial trading estates, retail and leisure developments and large residential estates

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.