My partner and I are looking to acquire a home in Longlands and have appointed a Longlands conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Virgin Money have this evening contacted us to inform me that there is now an issue as our Longlands lawyer is not on their conveyancing panel. Please explain?
Where you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Longlands solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
In the event thatI were to acquire a simple residential propertyin Longlands mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Longlands?
Any savings you would achieve will be limited to the disbursement for searches. A property lawyer is obliged to do the vast majority of work - money laundering, liaising with the sellers conveyancing practitioner, SDLT return, register the property etc. A slight saving might be made by not needing to register a charge but it won't be significant.
It has been five months since my purchase conveyancing in Longlands took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I search for a Longlands solicitor on the Bank of Scotland conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the conveyancer.
Feel free to make use of the search on this page. Please select a bank and your location and you will see a number of Longlands conveyancing lawyers located nearest you. We have detailed some Longlands conveyancing firms towards the end of this page and you can call them to see if they are on the Bank of Scotland approved list
I am a couple of weeks into a leasehold purchase having been referred to conveyancers by the local agent to perform conveyancing in Longlands. I am not happy. Can you help me find new solicitors?
They would need to be very poor in order to consider replacing them. Has your mortgage offer been generated? In the event that it has you need to make them aware of the replacement conveyancer and have the loan are issued to the new lawyers. The conveyancer needs to be on the banks approved list to avoid escalating charges and delays. That should be your first question of the new solicitors. The find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Longlands
Having checked my lease I have discovered that there are only Fifty years remaining on my flat in Longlands. I need to extend my lease but my landlord is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have done all that could be expected to find the lessor. On the whole a specialist may be useful to try and locate and to produce a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Longlands.
After years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Longlands. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Longlands flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.