Find a Laindon Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Laindon? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Laindon transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Laindon conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Laindon

Why do I have to pay up front for my conveyancing in Laindon?

If you are buying a property in Laindon your lawyer will request that you place them with monies to cover the search fees. Normally this is called for to cover the fees of the Local Authority Search. If any down payment is payable against the total price then this should be required shortly prior to exchange of contracts. The closing balance that is due should be sent to your lawyer a few days ahead of the completion date.

My property lawyer in Laindon is not on the Coventry Building Society Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the Coventry Building Society panel?

Your options are as follows:

  1. Complete the purchase with your existing Laindon lawyers but Coventry Building Society will need to use a conveyancer on their panel. This will result in additional overall conveyancing fees as well as cause delays.
  2. Get an alternative lawyer to act in the conveyancing, obviously checking they are on the Coventry Building Society panel

My wife and I buying a end of terrace house in Laindon. The intention is to convert the garage to a playroom at the house.Will legal due diligence on the property involve enquiries to determine if these works are permitted?

Your conveyancer will check the deeds as conveyancing in Laindon can on occasion identify restrictions in the title documents which restrict certain alterations or require the permission of another owner. Many additions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Laindon solicitor on the TSB panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where TSB has sent the Land Registry the discharge electronically, and
  3. TSB has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your TSB mortgage has been paid off.

After months of negotiation I have agreed a price on a house in Laindon. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £200. A few days later, the lawyer called me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will my conveyancer be raising questions concerning flooding as part of the conveyancing in Laindon.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Laindon. Plenty of people will purchase a property in Laindon, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, but there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Laindon. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to discover whether the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a buyer could commence a legal claim for losses resulting from an incorrect response. The buyer’s conveyancers should also carry out an enviro search. This will indicate whether there is a recorded flood risk. If so, further investigations should be made.

I today plan to offer on a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Laindon. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

The majority of houses in Laindon are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Laindon so you should seriously consider shopping around for a Laindon conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.

I purchased a 2 bed flat in Laindon, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Laindon with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2086

With only 64 years unexpired the likely cost is going to span between £14,300 and £16,400 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

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