Our family lawyer has given a fee calculation of £1150 for no sale no fee conveyancing in Langley. I am selling a Georgian property for £125,000. Is this overpriced? Is it above what I should be paying for conveyancing in Langley?
The costs illustration is slightly on the expensive side. If you shop around you might shave off some of the expense by perhaps a hundred pounds. That being said, you mightlive to rue choosing an a cheaper lawyer. Don't forget to ensure the firm can also act for your bank. You can employ our search tool to select a Langley conveyancing firm on the lender’s member panel which can often include conveyancing solicitors in Langley.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Langley. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
I am intent on selling our home in Langley and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Langley conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Langley. Having lived in Langley for 4 years we know of no issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You should check with 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 illness)
I'm buying my first flat in Langley with a loan from Halifax. The developers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not inform my solicitor about this extras as it will impact my loan with the 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 solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some lenders may not give a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check via the appropriate lender. 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.
My sealed bid on house in Langley has been accepted, but there is a chain. The current proprietors have offered on on an apartment, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Langley. What do I do now? When do I get the mortgage application with Co-operative started with Co-operative?
It is standard to have anxieties where there is an associated chain given your reluctance to be too out of pocket too early (home loan application is in the region of £1k, then survey, Langley conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Co-operative conveyancing panel. As to the subsequent phase this very much depends on the uniqueness of your case, desire for this property and on the state of the market. During a rising market some home buyers would apply for the mortgage with Co-operative and pay for the valuation and only if it comes back ok would they request their lawyer to move forward with the conveyancing in Langley.