I am not well enough to travel far from Langley. I would like to know the reason why all Langley solicitors are not on all bank panels?
Lenders highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders purging less reputable firms from their panel of approved conveyancers .
Will my conveyancing lawyers need to check that the building insurance when buying a house in Langley. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 21/9/2024, the requirements read as follows :
We had appointed conveyancing lawyers located in Langley on the Leeds Building Society solicitor panel. They are now charging me a supplemental fee for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. This charge is not dictated by Leeds Building Society but by your Langley conveyancer. Some firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee and others do not.
Can I be sure that the Langley conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Langley seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
I am buying a property in Langley. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As your lender is Yorkshire BS your lawyer must follow the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Yorkshire BS where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not limited to Langley.
I used Wolstenholmes a few years ago for my conveyancing in Langley. I now require my papers however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Langley of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Langley with a mortgage from National Westminster Bank. The builders would not budge the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not reveal to my conveyancer about the deal as it would jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
What are your top tips when it comes to finding a Langley conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Langley conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Langley conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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If the firm is not ALEP accredited then why not? How familiar is the practice with lease extension legislation?
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Langley conveyancing firm to act on my behalf?
in cases where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to judgment on the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Langley property 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 related to 2 flats. The unexpired term as at the valuation date was 69 years.