I am thinking of remortgaging my apartment in Langstone, does my lawyer have to be on the Santander Conveyancing panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Me and my partner are buying a flat in Langstone. I might seem paranoid but how we can trust a conveyancer? At some point we have to send funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had selected conveyancers locally in Langstone on the Skipton solicitor approved list. They are now charging me a supplemental sum for handling the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. The fee is not dictated by Skipton but by your Langstone solicitor. Numerous firms on the Skipton panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being problematic. The Langstone solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Given that I am about to spend £400,000 on a property in Langstone I wish to talk to a lawyer regarding theconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your property ownership legalities in Langstone.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Langstone should be the figure that you are charged.
We are a couple of weeks into a freehold purchase having been directed to conveyancers by the high street agent to perform conveyancing in Langstone. I am am starting to be disappointed with the level of service. Can you you assist me in finding new conveyancers?
A lawyer would have to be very bad to suggest replacing them. Has the mortgage been sent? In the event that it has you will need to advise them of the new conveyancer and have the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the mortgage company approved list to avoid added expenses and frustration. So that should be your starting point. Our find a solicitor tool should help you find a lender approved conveyancer for your conveyancing in Langstone
Having had my offer accepted I require leasehold conveyancing in Langstone. Before I get started I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Langstone - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a split level flat in Langstone, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Langstone with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2085
With only 60 years left to run we estimate the premium for your lease extension to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
What can I do to discover who is the owner of a property in Langstone?
On the basis that the property is recorded at the Land Registry, and you have sufficient information of the location of the property, you will be able to view details from the HMLR of the registered owner for a for less than a fiver.