The Langham conveyancing firm that I recently instructed on my house acquisition in Langham have suddenly closed. They were on acting for me because I needed a solicitor on the RBS conveyancing panel and my preferred Langham lawyer was not. I issued them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I can see plenty of here concerning conveyancing in Langham but what is your top tip for choosing the right conveyancer in Langham
Do not opt for the lowest Langham conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have agreed to purchase a house in Langham. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Co-operative your lawyer must follow the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Co-operative where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Langham.
I am selling my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being pedantic. The Langham solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
four months have elapsed following my purchase conveyancing in Langham took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 property 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.
I decided to have a survey done on a property in Langham prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies will not issue a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements from Nationwide. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Langham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Langham to see if the conveyancing will be more expensive.
My business partner and I are planning to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-move-no fees for commercial conveyancing in Langham for under £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Langham, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. Regarding the costs these will vary based on the structure and terms of the deal. Please provide us with your details or email us so that we can furnish you with comprehensive commercial conveyancing quote.
I have been sourcing a conveyancing practitioner in Langham for my house move. Is there any facility to check a firm’s complaints history with the profession’s regulator?
Members of the public may read documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA may monitor call for training purposes.