I have just started taking steps with a view to porting my existing standard loan to a BTL Leeds Building Society mortgage. The bank has said that I must appoint a lawyer as part of the process. I spoke to my past Langley conveyancing solicitor who who conducted the conveyancing when I first bought the property. The costs illustration provided of £500 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s just a straightforward remortgage.
The quote is fractionally on the steep side. If you shop around you might shave off some of the cost by as much as a hundred pounds. On the other hand, providing that you were content with the service the firm offered you mightlive to regret choosing an an unknown conveyancer. Remember to enquire that the firm can act for Leeds Building Society. You can employ our search tool to choose a Langley conveyancing firm on the Leeds Building Society approved list of lawyers, which can often include conveyancing solicitors in Langley.
Do the conveyancing lawyers that you recommend conduct conveyancing in Langley by way of an attended exchange?
There are a few conveyancing experts who can conduct attended exchanges. Do contact us to receive a conveyancing quote and details as to dates.
What is the first thing I need to know regarding purchase conveyancing in Langley?
You may not hear this from too many lawyers but conveyancing in Langley and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of room for friction between you and others involved in the transaction. For example, the vendor, property agent and even potentially the mortgage company. Appointing a solicitor for your conveyancing in Langley is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your best interests and to keep you safe.
We are witnessing a distinct increase in the "blame" culture- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of all other parties in the home moving process.
is it true that all Langley conveyancing solicitors on the TSB conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the SRA. Some lenders do list licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
I have paid off my mortgage with Nationwide. I assume I don't need a Langley conveyancer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Having digested plenty 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 Langley solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. You may wish to consider appointing your own Langley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
22 days into a sale of a flat in Langley. Conveyancing lawyers are doing their job but we are being charged an extortionate amount from the landlord. So far we have issued a cheque for £275 for a leasehold management information and then a further £134.40 for additional questions raised by the purchaser's conveyancer.
Neither you or your conveyancing practitioner will have any impact over the level of the bill for this information however the average fee for the information for Langley leasehold property is £350. When it comes to Langley conveyancing transactions it is usual for the seller to pay for these costs. The landlord or their agents are not duty bound to answer such questions most will agree to do so - albeit often at high prices out of proportion to the work involved. Unfortunately there is no law that requires capped fees for administrative tasks. Nor is there any prescriptive time limit by which they are duty bound to supply the information.