I can't travel far from Langham. I would like to know the understand why all Langham property lawyers are not on all lender panels?
A decade ago most mortgage companies displayed an attitude to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into property fraud which concluded: know the conveyancers on your panel. Consequently, banks have subsequently requiredmore information from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Many law practices have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum volume of transactions the lenders insisted on.
My wife and I are downsizing from our home in Langham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Langham conveyancer would know this is not the case. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Langham. Having lived in Langham for 4 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? 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 sickness)
Me and my brother own a renovated Victorian property in Langham. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Langham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing solicitor who completed the work.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Langham is where the house is located. Can you offer any guidance?
Flying freeholds in Langham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Langham you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Langham may ascertain 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.
In what way does the Landlord & Tenant Act 1954 impact my business offices in Langham and how can you help?
The 1954 Act affords security of tenure to business lessees, giving them the a statutory right to make a request to court for a new lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Langham
Our solicitor in Langham has requested from me identification documents stating that this forms part of his legal duty as a solicitor on the lender Solicitor panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Langham conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements