Much to our surprise we have been advised by our estate agent that my Langley property lawyer is not on the mortgage company Conveyancing panel. How can I be sure whether this is correct?
The first thing you need to do is to contact your Langley conveyancer. You lawyer should inform you what has happened. If they are not on the panel they may be able to suggest a Langley conveyancing practice that is on the approved list of lawyers for your lender.
My Langley lawyer has identified a difference when comparing the information in the valuation survey and what is revealed within the conveyancing documents. My lawyer informs me that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My friend advised me that where I am purchasing in Langley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Langley conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Langley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Langley.
How does conveyancing in Langley differ for newly converted properties?
Most buyers of new build property in Langley contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Langley typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Langley or who has acted in the same development.
Taking into account that I am about to part with 450k on 3 bedroom house in Langley I would like to have a conversation with the solicitor about myhome move ahead of giving the go ahead to the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your property ownership legalities in Langley.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Langley should be the figure that you end up paying.
I am thinking of appointing a conveyancing practitioner in Langley for my house move. Is it possible to see a firm’s complaints history with the profession’s regulator?
One may find published Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.