In what way does my ID and proof of funds have anything to do with my conveyancing in Ash? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identification documents of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Client Care letter that you need to sign will no doubt confirm this. Your lender will also require certain documents to be checked. If you refuse to provide identification documents, your lawyer can not take you on as a client.
This question may be naive but I am unexperienced as a 1st time purchaser of a ground floor flat in Ash. Do I pick up the keys to the house on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Ash?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you will be able to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I have paid off my mortgage with Nationwide. I assume I don't need a Ash conveyancing practitioner on the Nationwide panel to discharge 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
Completion of my remortgage has taken place for my property in Ash. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have a terraced Georgian house in Ash. Conveyancing practitioner represented me and Coventry Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ash and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing practitioner who completed the work.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Ash is where the house is located. Can you shed any light on this issue?
Flying freeholds in Ash are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ash you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ash may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What advice can you give us when it comes to choosing a Ash conveyancing firm to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Ash conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Ash conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
How many lease extensions has the firm carried out in Ash in the last year?
Ash Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
Who takes charge for maintaining and repairing the block? For many Ash leaseholds the outlay for major works tend not to be incorporated into the maintenance charges, although there some managing agents in Ash ask leasehold owners to contribute towards a reserve fund and this is used to offset against larger works. Are there any major works in the planning that will increase the service charges?
I was informed by my mortgage company that their approved solicitors work on no sale no fee basis for conveyancing in Ash. Our purchase aborted yet the lawyers have requested search fees! They say the fees are independent!
Ash conveyancing search costs are disbursements not solicitors costs as these are due to independent parties.