I am in the market for a reasonably priced conveyancer. Should I go for for an online conveyancer as opposed to a family Langley conveyancing lawyer?
Existing third party relationships are another important factor to consider when appointing conveyancing solicitors. Langley law firms benefit from connections with financial advisers and agents, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Having a wealth of intelligence of the local area is an advantage.
After months of negotiation I have agreed a price on an apartment in Langley. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the property lawyer called me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a house in Langley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Langley solicitor is on the Barclays conveyancing panel.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Langley solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Langley postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Langley.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Langley?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Langley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Langley differ for newly converted properties?
Most buyers of new build premises in Langley contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because builders in Langley tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Langley or who has acted in the same development.
My business partner and I are intending to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-move-no costs for non-domestic conveyancing in Langley for less than 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Langley, including the sale and purchase of businesses as well as simply property. If you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right lawyer. Regarding the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or call so as to enable us to provide you with a detailed commercial conveyancing calculation.
My fiance and I recently found out that one of the directors of the law firm undertaking the purchase conveyancing in Langley is related to the seller. Is this permitted?
On the basis that there is no conflict of interest this is allowable. If you are obtaining mortgage finance then the bank may have a say as many lenders have specific requirements concerning this. For example for Bradford & Bingley as of 24/2/2021, the requirements read as follows :