My partner and I are purchasing a brand new flat in Langley and my conveyancer is telling me that she is duty bound to the lender to reveal incentives from the developer. I am on a tight deadline to exchange contracts and I don't want to prolong deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property 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.
At what point does exchange of contracts take place for purchase conveyancing in Langley and am I required to attend the conveyancers branch?
If you are round the corner to one of the conveyancing solicitors in Langley you are welcome to come in to sign documents. That being said, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the firm to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Langley)to be in the office available at the end of the phone to exchange contracts.
Me and my partner are buying a flat in Langley. I might seem paranoid but how we can trust a solicitor? On completion day we will need to put funds into their account. What protection do 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 had selected solicitors based in Langley on the Coventry BS solicitor approved list. They have just invoiced me an additional sum for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer may levy a fee for this. This fee is not set by Coventry BS but by your Langley conveyancer. Plenty of firms on the Coventry BS panel will quote an ‘acting for lender’ fee and others do not.
Completion of my remortgage has taken place for my property in Langley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a house in Langley? or I am told that there is a law dating back centuries that means some homeowners living in a parish church boundary will be compelled to pay for repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Langley?
Unless a previous acquisition of the house completed after 12 October 2013 you may assume that solicitors delivering conveyancing in Langley to continue to recommend a chancel search and or insurance against a claim.
I am on look out for some leasehold conveyancing in Langley. Before I get started I want to be sure as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Langley - 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 have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Langley conveyancing firm to help?
Absolutely. We can put you in touch with a Langley conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Langley premises is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The unexpired residue of the current lease was 69 years.