I have just been advised by my financial adviser that my Empingham the law firm I have appointed is not on the mortgage company Solicitor panel. How can I check?
You need to call your Empingham lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Empingham conveyancing firm that is on the conveyancing panel for your lender.
What does my ID and proof of funds have anything to do with my conveyancing in Empingham? Is this really necessary?
Empingham conveyancing solicitors as well as nationwide property lawyers accross the UK have an obligation under money laundering regulations to check the identity of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to disclose two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).
Evidence of the origin of funds is also necessary under the money laundering statutes as lawyers have a duty to check that the monies you are utilising to buy a property (be it the exchange deposit or the total purchase monies if you are buying without a mortgage) has come from a reputable source (such as an inheritance) as opposed to the product of illegitimate activity.
I am helping my niece sell her flat in Empingham. Will the solicitor order an energy assessment or it is for me to coordinate?
Following the abolition of Home Information Packs, energy performance certificates remained a required element of moving property. An energy performance certificate needs to be to hand in advance of the property being marketed. It is not as aspect of the sale process that lawyers ordinarily arrange. Where you are instructing a Empingham conveyancing practitioner they might help arrange EPC’s due to their contacts with long established local providers
I happen to be the sole recipient of my late father’s estate with all property in now in my sole name, including the house in Empingham. The Empingham property was put into my name in January. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership may be considered the same way as though I had purchased the house in January. Is the property unsalable for six months?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most banks would take a practical view as this obligation principally exists to identify the purchase and immediately sell or the quick reselling of property.
I am purchasing a property in Empingham. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not meet these specifications. The conditions relate to the installation of panels on properties nationwide and is not restricted to Empingham.
I used Arc property Solicitors a few years ago for my conveyancing in Empingham. Now, I need my files but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Empingham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Empingham. Conveyancing is necessary evil 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 few leasehold new build questions that you should expect your new-build leasehold conveyancing in Empingham
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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. 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.
I am in need of some leasehold conveyancing in Empingham. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in Empingham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a basement flat in Empingham, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent properties in Empingham with an extended lease are worth £207,000. The ground rent is £60 per annum. The lease runs out on 21st October 2083
With 57 years left to run we estimate the price of your lease extension to range between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.