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Recently asked questions about conveyancing in Langford

My bid for a property was accepted at auction in Langford. Conveyancing is needed. What is next?

Now that you are exchanged you must find a conveyancing practitioner as a matter of urgency as you now have a pending a fixed date to complete the purchase. All auction property should have a bespoke auction set of papers. This should include evidence of title and search results. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Langford. Do I pick up the keys to the house on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Langford?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Langford solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Langford postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Langford.

What does a local search tell me regarding the house I am purchasing in Langford?

Langford conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as PSG The local search plays a central part in most Langford conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

Me and my brother have a terraced Georgian property in Langford. Conveyancing practitioner represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Langford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing solicitor who conducted the purchase.

How does conveyancing in Langford differ for new build properties?

Most buyers of new build property in Langford approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Langford tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Langford or who has acted in the same development.

Can you offer any advice when it comes to choosing a Langford conveyancing practice to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Langford conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Langford conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

    How familiar is the firm with lease extension legislation? What are the legal fees for lease extension conveyancing?

Langford Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

    The best form of lease structure is a share of the freehold. In this scenario the tenants have control and notwithstanding that a managing agent is often employed if the building is larger than a house conversion, the managing agent retained by the leaseholders. How many of the leaseholders are in arrears for their maintenance charge payments? Are there any major works in the planning that could add a premium to the service fees?

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Find out more about how flying freehold can affect your the value of a property.