We were just about to exchange contracts for a freehold house in Langland. We encountered a stumbling block. Our mortgage offer with Barclays Direct runs out on 23/7/2026 but the sellers are insisting on a completion date of 27/7/2026. Can one prolong the loan expiry date?
The person best placed to deal with your question is your lawyer who should assess if he or she is better off negotiating with the bank, owner’s solicitors, estate agents or indeed all three based on what has gone on in your transaction as of today.
We are purchasing a house and need a conveyancing solicitor in Langland who is on the Kent Reliance solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Langland.
My colleague advised me that where I am purchasing in Langland I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Langland conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant 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 type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Langland Education with maps and statistics, Local Amenities and other useful data concerning Langland.
In my capacity as executor for the will of my aunt I am selling a house in Neath but reside in Langland. My lawyer (approximately 250 miles from meneeds me to execute a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Langland who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Langland
I work for a reputable estate agent office in Langland where we have experienced a few flat sales put at risk as a result of short leases. I have been given inconsistent advice from local Langland conveyancing solicitors. Could you clarify whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible 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.
I am the registered owner of a 1st floor flat in Langland, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Langland with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2096
With just 70 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
My wife and I are purchasing a ground floor flat in Langland. At the point of instructing our conveyancing practitioner, they told us that they were on all mainstream lender panels. Our mortgage broker contacted us just now to advise that they are not on the Lloyds approved list. Should that be true, what should we do? Do we simply pick a new property lawyer that is on their approved list or do we pay for dual representation, with Lloyds appointing their own preferred conveyancer.
If you are acquiring a property with the assistance of a mortgage it is normal for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to fulfill. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should contact Lloyds to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Lloyds's conveyancing panel as you are at liberty to use your preferred Langland lawyers, in which case it will likely add costs, and it may delay matters as you are adding another conveyancer into the equation.