In what way does my ID and proof of funds have anything to do with my conveyancing in Beckenham? What am I being asked for?
In order to comply with Money Laundering Regulations any Beckenham conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing where you live.
In accordance with Money Laundering Regulations, conveyancing solicitors are duty bound to validate not simply the ID of conveyancing clients but also the origin of fund that they receive in respect of any matter. Refusal to disclose this will lead to your solicitor terminating 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 make a disclosure to the relevant authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.
When reading online forums for a conveyancing lawyer in Beckenham, many advise that I should instruct a CQS assured solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Beckenham is one of the many areas in England and Wales where there are CQS solicitors.
If you had a top tip for choosing a conveyancing solicitor in Beckenham what would it be?
We would encourage you not to go for the lowest Beckenham conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My aunt informed me that in buying a property in Beckenham there may be various restrictions preventing external alterations to a property. Is this right?
We are aware of anumerous of properties in Beckenham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Beckenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After months of negotiation I have agreed a price on a house in Beckenham. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Not long after, the conveyancing practitioner called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to our home are lost. The conveyancers who handled the conveyancing in Beckenham 5 years ago have long since closed. What do I do?
Nowadays there are duplicates made of almost everything, and your conveyancer should know precisely where to find all the appropriate paperwork so you can purchase or dispose of your house without any difficulty. If copies can’t be found, your solicitor may be able to put in place insurance or indemnities against future claims on your property.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Beckenham is the location of the property. What do you suggest?
Flying freeholds in Beckenham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beckenham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beckenham 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 premises.
I am tempted by the attractive purchase price for a two maisonettes in Beckenham which have in the region of forty five years remaining on the lease term. Will this present a problem?
There are plenty of short leases in Beckenham. The lease is a right to use the premises for a period of time. As a lease shortens the value of the lease decreases and results in it becoming more expensive to acquire a lease extension. This is why it is advisable to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this field.
I am the registered owner of a basement flat in Beckenham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Most certainly. We can put you in touch with a Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Beckenham property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case was in relation to 2 flats. The remaining number of years on the lease was 76.75 and 88.83.