What does my ID and proof of funds have anything to do with my conveyancing in Bishops Cleeve? Is this really warranted?
Bishops Cleeve conveyancing solicitors as well as nationwide property lawyers accross the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).
Proof of source of monies is also required in accordance with the money laundering regulations as solicitors are mandated to ensure that the monies you are using to acquire a property (whether it be the deposit for exchange or the total purchase price if you are a cash purchaser) has come from a reputable source (such as an inheritance) and is not the product of criminal behaviour.
I'm the sole recipient of my late father’s will and I have everything in my name alone, including the house in Bishops Cleeve. The Bishops Cleeve property was put into my name in March. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the house in March. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most mortgage companies would take a practical view as this provision is principally there to pick up on the purchase and immediately sell or the flipping of property.
I'm in the throws of looking at flats in Bishops Cleeve and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Nationwide.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are seeking a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
After shopping around on the internet I have found a Bishops Cleeve lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bishops Cleeve postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Bishops Cleeve.
How does conveyancing in Bishops Cleeve differ for new build properties?
Most buyers of new build or newly converted property in Bishops Cleeve come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Bishops Cleeve typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bishops Cleeve or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Bishops Cleeve ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders may refuse to grant a mortgage on this type of property.
It varies from the lender to lender. Santander has different requirements from Halifax. If you contact us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bishops Cleeve. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bishops Cleeve to see if the conveyancing will be more expensive.
I've recently bought a leasehold house in Bishops Cleeve. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Bishops Cleeve Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing
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In the main the cost for major works tend not to be included within service charges, although some managing agents in Bishops Cleeve ask tenants to contribute towards a sinking fund created for the specific purpose of building a fund for major works. How many years remain on the lease? You should be aware if it is no more than eighty years it will impact the salability of the property. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will probably require a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Bishops Cleevelease extensions you would need to own the premises for 24 months before you are legally able to extend the lease.
How much experience do your Bishops Cleeve conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Bishops Cleeve conveyancing lawyers help thousands of buyers move home every year and supported lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Bishops Cleeve conveyancers have worked on recent similar matters.