We are purchasing a newly built apartment in Rawcliffe and my solicitor is telling me that she is duty bound to the bank to reveal incentives from the seller. I am nearing the developer’s deadline to exchange contracts and I would rather not prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
What happens if my lawyer’s firm is removed from the Santander Solicitor panel ahead of completing my conveyancing in Rawcliffe?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Rawcliffe and how can you help?
The 1954 Act provides security of tenure to commercial tenants, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Rawcliffe is one of the numerous locations in which the firms we work with are located
Am I better off to use a Rawcliffe conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can conduct the legal work however her office is 200miles away.
The benefit of a local Rawcliffe conveyancing firm is that you can attend the office to sign paperwork, hand in your ID and apply pressure on them if necessary. Having local Rawcliffe know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that must trump using an unknown Rawcliffe conveyancing solicitor solely due to them being Rawcliffe based.
What are your top tips when it comes to finding a Rawcliffe conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Rawcliffe conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Rawcliffe conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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Can they put you in touch with clients in Rawcliffe who can give a testimonial? What are the charges for lease extension conveyancing?
Rawcliffe Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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On the whole the cost for major works tend not to be included within service charges, albeit that some managing agents in Rawcliffe ask tenants to contribute towards a sinking fund created for the specific purpose of establishing a fund for larger works. Make sure you discover if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being permitted in certain buildings in Rawcliffe. If you love the apartmentin Rawcliffe yet your cat is not allowed to live with you then you will be presented with a hard compromise. The prefered form of lease structure is if the freehold reversion is owned by the leaseholders. In this scenario the leaseholders benefit from control and notwithstanding that a managing agent is often retained if it is larger than a house conversion, the managing agent is directed by the tenants.
I am buying a flat with all finances in place. My solicitor has been supplied with with two distinct evidence of photographic ID, bank statement, endless utility bills. Now he requires a copy from a probate lawyer stating that the funds are legitimate and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Rawcliffe conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering Regulations.