My wife and I purchasing a terrace house in Langley. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve checks to determine if these works are allowed?
Your property lawyer should check the deeds as conveyancing in Langley will sometimes identify restrictions in the title documents which prevent categories of alterations or require the consent of a 3rd party. Many additions require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as HSBC, do Langley conveyancers face an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have a mortgage with Yorkshire BS for my property in Langley. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS 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 Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel solicitor.
My wife and I are selling our home in Langley and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Langley conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Langley. We have lived in Langley for 5 years we know of no issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You should 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 health insurance to cover that same ailment)
I have a renovated Georgian house in Langley. Conveyancing solicitor acted for me and Yorkshire Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same 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 for 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 Langley and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the conveyancing.
The estate agent has sent us the confirmation of our purchase of a new build flat in Langley. 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 selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Langley
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. There must be mutual enforceability of lessee’s covenants.
Due to the input of my in-laws I had a survey completed on a property in Langley in advance of appointing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some mortgage companies will not give a loan on such a house.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Langley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Langley to see if the conveyancing will be more expensive.
Having had my offer accepted I require leasehold conveyancing in Langley. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Langley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Langley conveyancing firm to act on my behalf?
Most definitely. We can put you in touch with a Langley conveyancing firm who can help.
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 lease term was 69 years.