I am hoping to receive a mortgage with Lloyds. I hope to retain the legal services of a Licensed Conveyancer in Langford. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Can the conveyancing practitioners that you recommend conduct auction conveyancing in Langford?
We know of a few niche solicitors we can connect you with those who can conduct auction conveyancing. Langford is just one of our locations in which our lawyers are based.
Having sold my house in Langford last July yet the purchaser is SMS messaging daily complaining that her solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?
After completion of your house sale your conveyancer is obliged to send the transfer deeds and all additional paperwork to the buyer’s lawyers. Where relevant, your conveyancer should also confirm that the legal charge in favour of the lender has been paid off to the buyers lawyers. There are no post completion tasks just for conveyancing in Langford.
I am assisting my sister sell her property in Langford. Will the conveyancer commission the EPC or it is for the owner to see to?
After the demise of Home Information Packs, energy performance certificates was retained a mandatory element of moving house. An energy assessment should be commissioned prior to the property being advertised. It is not something that solicitors normally arrange. If you are using a Langford conveyancing solicitor they might help arrange EPC’s given their relationships with long established local providers
This question may be naive but I am unseasoned as a first time buyer of a ground floor flat in Langford. Do I pick up the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Langford?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you should be able to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
Is it the case that all Langford solicitor firms on the Skipton conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Skipton conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
How does conveyancing in Langford differ for newly converted properties?
Most buyers of new build residence in Langford approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because house builders in Langford typically purchase the land, 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 used to new build conveyancing in Langford or who has acted in the same development.
I decided to have a survey done on a house in Langford prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend refuse to issue a mortgage on such a property.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you e-mail us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Langford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Langford to see if the conveyancing will be more expensive.