Is the fact that my solicitor in Ashton Under Lyne is not identified on my bank's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ashton Under Lyne conveyancing practice and ask them why they are no longer on the approved list for your bank.
In what way does my ID and proof of funds have anything to do with my conveyancing in Ashton Under Lyne? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Ashton Under Lyne conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility account showing your correct address.
In accordance with Money Laundering Regulations, property lawyers are obliged by law to validate not simply the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this will lead to your solicitor cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to inform the appropriate authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
We are buying a detached bungalow in Ashton Under Lyne. We would like to an extension at the rear at the house.Will the conveyancing process include investigations to ascertain if these works are allowed?
Your property lawyer should review the deeds as conveyancing in Ashton Under Lyne will on occasion identify restrictions in the title deeds which prevent categories of changes or need the permission of a 3rd party. Many works need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
We were going to get a OIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Ashton Under Lyne solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ashton Under Lyne solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being problematic. The Ashton Under Lyne solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been 3 months since my purchase conveyancing in Ashton Under Lyne took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a flat up to £235,500 and found one near me in Ashton Under Lyne I like with a park and station nearby, however it's only got 52 years on the lease. I can't really find anything else in Ashton Under Lyne in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
My business partner and I are intending to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering no-sale-no charges for commercial conveyancing in Ashton Under Lyne for below 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Ashton Under Lyne, including the disposal and acquisition of businesses as well as simply property. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. Regarding the charges this will depend on the structure and heads of terms of the proposed transaction. Let us have your contact information or email us so that we may furnish you with a fixed commercial conveyancing calculation.