Am I correct in assuming that the fact that my conveyancer in Langley is not identified on my bank's solicitor panel that there is a problem with the quality of his work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Langley conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am under pressure from the owner of a property in Langley to sign contracts within four weeks. What can I do to speed up matters?
First, If the seller is applying pressure to exchange it is highly recommended that your conveyancer is familiar with the area as they will benefit local relationships and know-how. It is even conceivable that they would have handled previousproperties in the same street. Therefore consider using a Langley conveyancing firm. In addition, make sure that the conveyancing firm is on the on the approved list for your mortgage company. It is said that 18% of Langley conveyancing transactions are delayed or derailed after discovering a buyer’s lawyer was not on their banks panel. In many cases this discovery resulted in the transaction being delayed by an average of three weeks. It is estimated that this issue impacts in the region of one hundred thousand home sales annually. Almost all Langley conveyancing firms can not represent certain mortgage companies so do check as early as possible.
What will a local search reveal concerning the house I am purchasing in Langley?
Langley conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search is essential in every Langley conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
It has been 4 months since my purchase conveyancing in Langley took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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.
After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Langley. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can 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 residence 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 remaining number of years on the lease was 69 years.
In relation to leasehold conveyancing in Langley what are the most frequent lease defects?
There is nothing unique about leasehold conveyancing in Langley. All leases are drafted differently and drafting errors can sometimes mean that certain sections are missing. The following missing provisions could result in a defective lease:
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A duty to insure the building
You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, The Mortgage Works, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.
I am an executor of my recently deceased aunt’s Will, with a bungalow in Langley which will be sold. The property is unregistered at HMLR and I'm advised that many purchasers will insist that it is completed before they will proceed. What's the mechanism for this?
In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.