I have just been advised by my mortgage adviser that my Abbots Langley the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be sure whether this is correct?
The first thing you need to do is to call your Abbots Langley conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may recommend you to a Abbots Langley conveyancing firm that is on the conveyancing panel for your mortgage company.
Would the conveyancing solicitors that are recommend handle auction conveyancing in Abbots Langley?
We know of a number of auction lawyers we can connect you with those who can conduct auction conveyancing. Abbots Langley is just one of the many areas of in which our lawyers have a presence.
My wife and I are close to exchanging contracts on the sale of our property in Abbots Langley and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Abbots Langley conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Abbots Langley. We have lived in Abbots Langley for many years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to 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 life insurance to cover that same ailment)
I used Wolstenholmes a few years ago for my conveyancing in Abbots Langley. I now require my papers but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Abbots 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 buying a new build house in Abbots Langley with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The house builders rep told me not to tell my solicitor about the deal as it will affect my mortgage with Chelsea Building Society. Do I keep my lawyer in the dark?.
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.
Last May I purchased a leasehold house in Abbots Langley. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a split level flat in Abbots Langley, conveyancing was carried out in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Abbots Langley with a long lease are worth £260,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2099
You have 74 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.