I was informed today by my financial adviser that my Langham property lawyer is not on the bank Solicitor panel. What can I do to be certain that this is indeed the case?
Your first step should be to call your Langham conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Can I use your services to find a Conveyancing solicitor in Langham even if I’m not buying or disposing of a house, for example where I want to acquire a shop in Langham with a mortgage from Barclays Direct?
Our search tool is mainly there to find domestic conveyancing solicitors in Langham but we have listed towards the end of this page a few Langham commercial conveyancing firms. You should speak with the firm directly to see if they can also act for Barclays Direct
I am buying a new build apartment in Langham. Conveyancing is necessary evil 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 conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Langham
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Langham is the location of the property. What do you suggest?
Flying freeholds in Langham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Langham you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Langham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Last August I purchased a leasehold property in Langham. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Langham Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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Are there any major works in the near future that will increase the maintenance charges? Does the lease contain onerous restrictions? How many years are left on the lease?
I happen to be an executor of my recently deceased mother’s Will, with a house in Langham which will be sold. The property has never been registered at HMLR and I'm advised that many EAs will insist that it is done before they will move forward. What's the mechanism for this?
In the circumstances you refer to 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. HMLR’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.