Is the fact that my solicitor in Langford is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Langford conveyancing firm and ask them why they are no longer on the approved list for your bank.
I have recentlybeen informed that Stirling Law have closed. They conducted my conveyancing in Langford for a purchase of a freehold house 18 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Langford conveyancing specialists.
I am looking into buying my first house which is in Langford and I am already nervous. I couldn't find anything specific about Langford. Conveyancing will be needed in due course but do you know about the Langford area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Langford. In the meantime here are some basic statistics that we found
I am looking for a conveyancing solicitor in Langford for my house move. Is it possible to check a firm’s record with the legal regulator?
You may read presented Solicitor Regulator Association (SRA) determinations arising from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded call for training purposes.
What are your top tips when it comes to finding a Langford conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Langford conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Langford conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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Can they put you in touch with clients in Langford who can give a testimonial? How many lease extensions have they conducted in Langford in the last 12 months?
I purchased a ground floor flat in Langford, conveyancing having been completed November 2012. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Langford with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease expires on 21st October 2084
With 59 years remaining on your lease we estimate the premium for your lease extension to range between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should 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. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
How much will conveyancing in Langford cost?
The total sum charged for Langford conveyancing costs are likely to be calculated at:
- a set charge; or
- an hourly rate (i.e. the time spent on the particular case).
These days very few Langford conveyancing companies charge on an hourly basis