In what way does my ID and proof of funds have anything to do with my conveyancing in Birkenhead? What am I being asked for?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Client Care letter that you need to sign will no doubt reaffirm this. Your lender will also require certain documents to be viewed. If you refuse to supply identification documents, your solicitor would not be able to accept instructions from you.
I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Birkenhead. The Birkenhead property was put into my name in March. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership could be considered the same way as though I had purchased the house in March. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How practical a view lenders take of it, depend on the lender as this clause principally exists to capture the purchase and immediately sell or the flipping of properties.
When it comes to lenders such as UBS, do Birkenhead solicitors face an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I can not work out if my mortgage offer requires a lease extension. I have called my Birkenhead building society branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Birkenhead conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
Your conveyancer has to follow the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
About to purchase a new build apartment in Birkenhead. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Birkenhead
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I am looking into buying my first house which is in Birkenhead and I am already nervous. I couldn't find anything specific about Birkenhead. Conveyancing will be needed in due course but do you know about the Birkenhead area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Birkenhead. In the meantime here are some basic statistics that we found
As co-executor for the estate of my aunt I am selling a property in Monmouth but live in Birkenhead. My lawyer (based 300 miles from meneeds me to sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Birkenhead to witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Birkenhead
I've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Birkenhead. Conveyancing advisers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Birkenhead ?
Most houses in Birkenhead are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Birkenhead in which case you should be shopping around for a Birkenhead conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should advise you fully on all the issues.
Birkenhead Leasehold Conveyancing - A selection of Queries Prior to buying
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Who manages the block? On the whole the outlay for major works tend not to be included within maintenance charges, although a few managing agents in Birkenhead obliged tenants to contribute towards a sinking fund created for the specific intention of establishing a fund for major works. Plenty Birkenhead leasehold flats will be liable to pay a service bill for maintenance of the building set on behalf of the landlord. Should you buy the property you will have to pay this charge, usually quarterly during the year. This may vary from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all probability there will be a ground rent to be met yearly, this is usually not a exorbitant figure, say about £50-£100 but you should to check it because sometimes it can be surprisingly expensive.