My partner and I are hoping to buy a property in Langport and have instructed a Langport conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Virgin Money have this afternoon contacted us to advise us that there is now an issue as our Langport conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Langport solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
We are purchasing a house and require a conveyancing solicitor in Langport who is on the RBS solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Langport.
What is the best way to discover of the solicitor handling my conveyancing in Langport is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for HSBC Bank thus spending £175.00 in further legal charges.
Feel free to take advantage of the search tool on this page. Pick the lender and type ‘Langport’ or your location and you will discover a number of lawyer based in Langport or near you.
A relative advised me that if I am buying in Langport 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 included in the estimate for your Langport conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Langport 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 demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Langport.
Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who conducted the conveyancing in Langport 10 years ago no longer exist. What are my options?
You no longer need to have the physical original deeds to evidence that you own the land or premises, as the Land Registry have everything they need in a digital format.
All being well we will complete our sale of a £250,000 garden flat in Langport in just under a week. The freeholder has quoted £324 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Langport?
Langport conveyancing on leasehold flats often involves the buyer’s solicitor submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They may invoice a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge required by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, without which the charge is not strictly payable. Reality however dictates that you have no option but to pay whatever is demanded should you wish to complete the sale of your home.
I invested in buying a studio flat in Langport, conveyancing was carried out in 2001. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Langport with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2087
With just 62 years remaining on your lease the likely cost is going to span between £17,100 and £19,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.