Me and my fiance are intending to buy a 3 bedroom flat in Langham with a mortgage. We like our Langham lawyer, but the mortgage company advise he's not on their "panel". It appears that we have no choice but to use one of the bank panel conveyancing practices or keep our Langham conveyancer and pay for one of their panel ones to act for them. We consider that this is inequitable; are we not able to insist that the mortgage company use our Langham conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Langham conveyancing lawyer to apply to be on the conveyancing panel.
Are there restrictive covenants that are commonly identified as part of conveyancing in Langham?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Langham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I decided to have a survey carried out on a house in Langham in advance of retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies tend not issue a loan on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Langham. Conveyancing may be slightly more expensive based on your lender's requirements.
Expecting to complete next month on a leasehold property in Langham. Conveyancing solicitors assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Langham should include some of the following:
The unexpired lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years What you can do if a neighbour is in violation of a provision in their lease? Where does the liability rest for maintaining the window frames Does the lease prevent you from subletting the property, or working from home Rent payments - what is due and what the invoice dates are, and also know whether this will change in the future
I bought a basement flat in Langham, conveyancing having been completed October 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Langham with a long lease are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease runs out on 21st October 2080
With just 61 years unexpired the likely cost is going to range between £19,000 and £22,000 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
What do I do if I am dissatisfied with the conveyancer who conducted my conveyancing in Langham?
We live in an imperfect world, and is is a fact of life that every so often things do go wrong. That being said there is recourse where you were not happy with your conveyancing in Langham. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.