I require conveyancing for a flat in a relatively new development (seven years old) in Langland. 95% of the flats are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Langland?
You would be putting yourself at risk in refusing to carrying out Langland conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. Where accelerating the process and driving down costs are top of your concerns you should discuss with your solicitor about the possibility of search insurance
Can I use your services to find a Conveyancing solicitor in Langland even if I’m not purchasing or disposing of a house, for instance where I intend to buy a shop in Langland with a loan from Bank of Scotland?
The service is primarily there to find domestic conveyancing solicitors in Langland but we have set out towards the end of this page a selection of Langland commercial conveyancing firms. You will need to speak with the solicitors directly to see if they are also authorised to represent Bank of Scotland
My property lawyer in Langland has never been on on the Lloyds TSB Bank Solicitor Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Lloyds TSB Bank list of approved lawyers?
The limited options open to you here include:
- Complete the purchase with your existing Langland solicitors but Lloyds TSB Bank will need to retain a lawyer on their panel. This will inevitably rack up the total legal fees as well as cause frustration.
- Find an alternative lawyer to to deal with the purchase, remembering to check they are on the Lloyds TSB Bank panel
Forgive me if this question is silly but I am new to the process as a 1st time purchaser of a garden flat in Langland. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Langland?
On the day of completion you will not be required to attend the conveyancers office in Langland. Your solicitors will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I am the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Langland. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the property in December. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some lenders would take a practical view as this requirement chiefly exists to capture subsales or the wholesaling and assigning of property.
It is not clear whether my lender requires a lease extension. I have called my Langland bank branch on various occasions and was informed it wasn't an issue and they will lend. My Langland conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their specific requirements. I simply don't know who is right.
Provided that the conveyancing practitioner is on the bank panel, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
A friend recommended that where I am purchasing in Langland I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Langland conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Langland around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Langland Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Langland Education with maps and statistics, Local Amenities and other useful information about Langland.
All being well we will complete the disposal of our £400,000 flat in Langland next week. The landlords agents has quoted £324 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Langland?
Langland conveyancing on leasehold flats usually involves the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is not legally bound to address these enquiries the majority will be willing to assist. They are entitled to invoice a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The management information fee levied by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I invested in buying a 1 bedroom flat in Langland, conveyancing was carried out 3 years ago. How much will my lease extension cost? Equivalent flats in Langland with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2093
With just 67 years unexpired we estimate the price of your lease extension to be between £10,500 and £12,000 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 a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.