We instructed a high street firm for our conveyancing in Langford today. After carefully reading the Terms I seewe are liable for costs even if the movedoes not go ahead. Would I be best advised to use an on-line solicitor practice who offer no-sale-no-fee conveyancing in Langford?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to counteract the cases that fail to complete. Do bear in mind that such promotions tend not to cover disbursements such as Langford conveyancing search costs.
Can I be sure that the Langford conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Langford obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
My husband and I have arranged the release of further monies on our mortgage from Skipton as we want to conduct alterations to our home in Langford. Are we obliged to select a local Langford solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
My offer was accepted on a property in Langford on 7/7/2025, valuation was booked 2 days after, all came back fine. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Are Santander entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Wolstenholmes several years past for my conveyancing in Langford. I now require my papers but the law firm is no longer operating. What do I do?
You should contact 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 Langford of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £245,000 and identified one close by in Langford I like with a park and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Langford suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the shortness of the lease may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
We are one month into a residential purchase having been recommend to conveyancers by the local agent to do our conveyancing in Langford. I am not happy. Can you help me find new solicitors?
They would need to be very poor to suggest diss instructing them. Has the mortgage offer been issued? In the event that it has you must advise them of the new solicitor and ensure the mortgage documents are re-issued. The solicitor ideally should be on the mortgage company panel to avoid supplemental costs and complications. That should be your first question of the new conveyancers. The search tool will assist you in finding a lender approved lawyer for your home move in Langford
Do you have any advice for leasehold conveyancing in Langford with the aim of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Langford can be reduced where you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the buyers’ solicitors. Some Langford leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Langford leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord consenting to such works. If you dont have the approvals in place do not communicate with the landlord without contacting your lawyer in advance. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic rather than ongoing. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Obtaining a replacement share certificate can be a lengthy process and delays many a Langford home move. Where a reissued share certificate is required, do contact the company officers or managing agents (if applicable) for this sooner rather than later.
I invested in buying a studio flat in Langford, conveyancing having been completed November 2002. How much will my lease extension cost? Similar properties in Langford with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2091
With 66 years unexpired we estimate the price of your lease extension to be between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.