My wife and I are soon to exchange buying a house in Langley but as a consequence of wreckage from a small fire at the property I have was able negotiate reparation from the current proprietors in the sum of £3k taking the form of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process but Santander are not allowing this. Should they have been involved?
Your property lawyer being on a Santander approved list is obliged to inform Santander of any changes to the purchase price. If you prohibit your lawyer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new property lawyer for your conveyancing in Langley.
Please explain the implications if my lawyer’s firm is expelled from the Nottingham Conveyancing panel ahead of completing my conveyancing in Langley?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Langley?
Two types of professional can perform conveyancing in Langley namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the sale or acquisition of property. Both are obliged to conduct Langley conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that all requisite steps should be accurately adhered to.
My husband and I have organised a further advance on our home loan from Nottingham as we want to carry out alterations to our house in Langley. Do we need to appoint a bricks and mortar Langley solicitor on the Nottingham conveyancing panel to handle the paperwork?
Nottingham don't usually instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
My wife and I are at the point of looking at houses in Langley and I am about to put in an offer. Should I already have a solicitor appointed at this point? I will be getting a home loan with TSB.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
four months have elapsed following my purchase conveyancing in Langley concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently bought a leasehold flat in Langley. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Langley. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Langley conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Langley property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired term as at the valuation date was 69 years.
We have AIP from Britannia who indicated we could borrow up to £218k. At what point do I need to instruct a lawyer for conveyancing? Langley is where we plan to move to.
You can instruct a conveyancing practitioner now so that the lawyer can open the ledger so they can do the ID checks etc. Once you wish them to commence work you will be asked for a payment on account usually approximately £200. That would generally be after you have the mortgage offer and survey back, however if you want to speed the process you can start the ball rolling quicker albeit risking some expense.