Do banks and building societies provide you with an approved list of Langley conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Langley conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
Me and my partner are buying a property in Langley. It might be a silly question but how we can trust a conveyancer? At some point we will need to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am new to the home buying as a 1st time buyer of a ground floor flat in Langley. Do I receive the keys to the premises on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Langley?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
Our sealed bid on a detached house in Langley has been accepted, but there is a chain. The vendors have put an offer on a property, but it’s not yet agreed to, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Langley. What do I do now? At what point should I apply for the mortgage with Coventry BS?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Langley conveyancing search charges, etc). First, you must ensure that your lawyer is on the Coventry BS approved list. Regarding the subsequent phase this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. During a hot market some buyers would apply for a home loan with Coventry BS and pay for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
Have completed on a a semi-detached house in Langley , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Langley conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are dealt with.
There is nothing unique about conveyancing in Langley registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and if the Land registry have to notify any interested parties. At present approximately 80% of such applications are fully addressed within 12 days but occasionally there can be extensive hold-ups. Registration takes place once the new owner has moved in to the premises so an expedited registration is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying my first flat in Langley with a loan from National Westminster Bank. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my lawyer about the deal as it would jeopardize my mortgage with National Westminster Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey done on a property in Langley ahead of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend not give a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Langley. Conveyancing may be slightly more expensive based on your lender's requirements.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £350,000 apartment in Langley next Wednesday. The landlords agents has quoted £348 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Langley?
Langley conveyancing on leasehold apartments normally necessitates the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be content to assist. They are at liberty to invoice a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge invoiced by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, otherwise the charge is not strictly payable. Reality however dictates that you have little choice but to pay whatever is demanded should you wish to sell the property.
I am the registered owner of a a ground floor purpose built flat in Langley. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to decide the price payable.
An example of a Freehold Enfranchisement case for a Langley residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The unexpired term as at the valuation date was 69 years.