My husband and I are purchasing a newbuild apartment in Langland with a residential mortgage from Leeds Building Society.We have a Langland conveyancing lawyer but Leeds Building Society says she’s not on their approved list of firms. We have to appoint a Leeds Building Society panel lawyer or keep our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its various provisions, a common one being that conveyancers must be on the Leeds Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Leeds Building Society
I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Langland for a purchase of a leasehold flat 12 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can carry out 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 Langland conveyancing specialists.
I am buying a new build flat in Langland. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Langland
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Langland is where the house is located. Is there any guidance you can impart?
Flying freeholds in Langland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Langland you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Langland may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it best to instruct a Langland conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can deal with the conveyancing but they are based a couple of hundredkilometers drive away.
The primary upside of using a high street Langland conveyancing firm is that you can drop in to execute documents, present your ID and apply pressure on them where appropriate. Having local Langland know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that must surpass using an unfamiliar Langland conveyancing solicitor just because they are round the corner.
Can you provide any top tips for leasehold conveyancing in Langland from the perspective of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Langland can be bypassed if you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ conveyancers. A minority of Langland leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual 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 service charge figures so that they can pass this information on to the buyers or their lawyers. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Langland leases often stipulate that internal structural changes or addition of wooden flooring require a licence from the Landlord consenting to such works. Where you fail to have the approvals in place you should not contact the landlord without contacting your conveyancer in advance. If you have the benefit of shareholding in the freehold, you should make sure that you hold the original share document. Organising a duplicate share certificate can be a lengthy formality and slows down many a Langland conveyancing deal. If a reissued share certificate is needed, you should approach the company officers or managing agents (where applicable) for this sooner rather than later.
Langland Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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Many Langland leasehold apartments will incur a service charge for maintenance of the building set on behalf of the freeholder. If you buy the apartment you will have to meet this amount, normally periodically accross the year. This may differ from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a significant sum, say approximately £25-£75 but you need to check it because sometimes it could be prohibitively expensive. Best to be warned whether redecorating or some other significant cost is due shortly to be shared amongst the leaseholders and may well materially impact the level of the maintenance charges or result in a specific invoice. The prefered form of lease arrangement is a share of the freehold. In this arrangement the leaseholders have control and notwithstanding that a managing agent is usually retained where the building is bigger than a house conversion, the managing agent employed by the leaseholders.