Can you clarify what the consequences are if my lawyer’s firm is removed from the Lloyds Solicitor 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.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Langley?
Many commercial conveyancing solicitors in Langley will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Langley. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Langley.
For every commercial conveyancing transaction in Langley it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Langley commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Langley.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who conducted the conveyancing in Langley 5 years ago no longer exist. What are my next steps?
As long as the title is registered the details of your proprietorship will be retained by HMLR under a Title Number. It is possible to perform a search at the Land Registry, identify your property and order up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
I am buying a new build house in Langley benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my lawyer about this side-deal as it could put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My uncle has suggested that I use his conveyancers in Langley. Should I find my own conveyancer?
No doubt the ideal way to choose a conveyancing solicitor is to have recommendations from friends or relatives who have actually previously instructed the conveyancer you're are thinking of instructing.
How much experience do your Langley conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Langley conveyancing lawyers help thousands of buyers move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Langley conveyancers have worked on recent similar cases.