I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a residence in Langland? or Apparently there is a law dating back centuries that means some homeowners residing in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Langland?
Unless a prior acquisition of the premises took place after 12 October 2013 you can assume that conveyancing practitioners conducting conveyancing in Langland to remain encouraging a chancel search and or insurance against a claim.
I used Arc property Solicitors a few years past for my conveyancing in Langland. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Langland of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey done on a house in Langland in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not grant a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Langland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Langland to see if the conveyancing costs will increase in light of this.
I was pointed in your direction by numerous property agents in Langland to get a quote from a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to offer your services over a competitor’s?
We refuse to give any commission for sending work to this site. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Do you have any advice for leasehold conveyancing in Langland from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Langland can be reduced if you appoint lawyers the minute your agents start advertising the property and ask them to collate the leasehold information which will be required by the purchasers’ representatives. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Langland state that internal structural alterations or addition of wooden flooring require a licence from the Landlord acquiescing to such changes. If you dont have the consents to hand do not communicate with the landlord without checking with your lawyer in the first instance. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share certificate. Organising a replacement share certificate is often a time consuming formality and delays many a Langland home move. Where a reissued share is needed, you should approach the company officers or managing agents (if applicable) for this as soon as possible. Some Langland leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet 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 actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unsettled.
Langland Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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Best to be warned whether fixing the lift or some other significant cost is due shortly that will be shared amongst the leaseholders and could well dramatically impact the level of the maintenance costs or result in a one off invoice. The answer will be useful as a) areas can cause problems for the block as the common areas may begin to deteriorate where repairs are not paid for b) if the leaseholders have a dispute with the running of the building you will want to have complete disclosure How much is the service charge and ground rent on the apartment?
I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it more attractive. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Langland. Conveyancing advisers have are soon to be instructed. Will they explain the issues?
Most houses in Langland are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Langland so you should seriously consider shopping around for a Langland conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your lawyer should advise you fully on all the issues.