Our Langham conveyancer has identified a discrepancy between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor has advised that he must ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Please explain the implications if my lawyer’s firm is suspended from the Lloyds Solicitor panel ahead of completing my conveyancing in Langham?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Will our conveyancer be raising enquiries about flooding during the conveyancing in Langham.
Flooding is a growing risk for lawyers specialising in conveyancing in Langham. There are those who buy a property in Langham, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Langham. The standard property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out if the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may bring a claim for damages stemming from an inaccurate answer. The buyer’s conveyancers may also carry out an environmental search. This should indicate if there is any known flood risk. If so, additional inquiries will need to be carried out.
Have purchased a a semi-detached house in Langham , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Langham conveyancing solicitor works at snail pace, so I want to check the post completion formalities are addressed.
As far as conveyancing in Langham registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry need to notify any interested persons or bodies. As of today roughly 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration occurs once the buyer has moved in to the premises so an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.
Hoping to buy a property located in Langham and I am already nervous. I couldn't find anything specific about Langham. Conveyancing will be needed in due course but do you know about the Langham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Langham. In the meantime here are some basic statistics that we found
Should local authority consent be necessary to convert a house into a couple of flats in Langham? This has taken place to a property adjacent to a relative in Langham and was not aware of it happening until it was complete.
Planning Permission yes. Building Reg Approval yes.