I instructed a Langland based solicitor for our conveyancing in Langland last week. Upon checking the Ts and Cs I noteI am on the hook for costs even where the transaction does not complete. Should I ditch them and use an internet solicitor practice promoting no completion no charge conveyancing in Langland?
It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will tend to be be uplifted to counteract those transactions that do not proceed. You should be mindful that such promotions rarely protect you from expenditure for example Langland conveyancing search fees.
Is there a search tool that I can use to check that the solicitor conducting my conveyancing in Langland is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Coventry Building Society thus spending £175.00 in additional legal charges.
Please do take advantage of the search tool on this page. Pick the lender and type ‘Langland’ or your location and you will discover numerous conveyancers offices in Langland or nearest you.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Langland. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Langland
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Langland and how can you help?
The particular law that you refer to affords a safeguard to commercial tenants, giving them the right to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Langland
My husband and I are a fortnight into a residential purchase having been recommend to conveyancers by the local agent to carry out the conveyancing in Langland. I am not happy. Can you help me find new conveyancers?
A solicitor would need to be really poor to suggest replacing them. Has your mortgage been sent? If so you must advise them of the new contact details and ensure the loan are re-issued. The conveyancer needs to be on the banks panel to avoid added charges and complications. So that should be your first question of the new lawyers. Our search tool will assist you in finding a lender approved conveyancer for your conveyancing in Langland
I am a negotiator for a reputable estate agent office in Langland where we have experienced a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Langland conveyancing firms. Could you shed some light as to whether the owner of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Langland Leasehold Conveyancing - Examples of Queries before buying
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What is the service charge and ground rent on the flat? Are there any major works in the near future that could add a premium to the maintenance costs? Many Langland leasehold apartments will have a service charge for maintenance of the building invoiced on behalf of the management company. Where you purchase the flat you will have to meet this charge, usually quarterly accross the year. This can be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a rentcharge to be met yearly, normally this is not a exorbitant amount, say about £25-£75 but you should to enquire it because on occasion it can be many hundreds of pounds.