My wife and I are buying a newly built apartment in Langstone and my lawyer is informing me that she is duty bound to the mortgage company to disclose incentives from the developer. I am nearing the developer’s deadline to exchange and I don't want to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We see that you have a post code search directory identifying solicitors on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Langstone?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Langstone.
My wife and I are buying a flat in Langstone. It might be a silly question but how we can trust a conveyancer? On completion day we have to deposit money into their account. What is the protection we have from them run away with our deposit?
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 previously chose conveyancers based in Langstone on the HSBC solicitor approved list. They have just billed me a further charge for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer may charge a fee for this. The charge is not set by HSBC but by your Langstone solicitor. Numerous firms on the HSBC panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I am selling my flat. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The Langstone solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Should our lawyer be asking questions concerning flooding during the conveyancing in Langstone.
Flooding is a growing risk for conveyancers dealing with homes in Langstone. There are those who purchase a house in Langstone, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Langstone. The standard property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to find out whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a claim for damages as a result of such an inaccurate response. A purchaser’s conveyancers should also commission an environmental report. This should higlight whether there is any known flood risk. If so, additional investigations will need to be conducted.
We are 14 days into a freehold purchase having been referred to conveyancers by the estate agent to carry out the conveyancing in Langstone. I am am very frustrated with the level of service. Could you help me find new solicitors?
They would have to be very bad to suggest changing them. Has the loan offer been generated? In the event that it has you will need to inform them of the new contact details and have the offer are issued to the new lawyers. Your new solicitor ideally needs to be on the banks approved list to avoid supplemental charges and complications. That should be your first question of the new solicitors. Our search tool should help you find a lender approved conveyancer for your conveyancing in Langstone
Is there a distinction between surveying and conveyancing in Langstone?
Conveyancing - in Langstone or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the seller to remedy the problems before you complete your move.