I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Frogmore. 95% of the flats are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Frogmore?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Frogmore conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that your solicitor conducts them. Where speed and driving down costs are primary concerns you should consider with your lawyer about the option of search insurance
What does my ID and proof of funds have anything to do with my conveyancing in Frogmore? Why is this being asked of me?
Frogmore conveyancing solicitors as well as nationwide property lawyers accross the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Utility Bill no more than three months).
Proof of source of funds is also necessary under the money laundering laws as lawyers are obliged to ensure that the monies you are utilising to acquire a property (whether it be the deposit for exchange or the full purchase price if you are a cash purchaser) has come from legitimate source (such as employment savings) rather than the proceeds of illegitimate activity.
This question may be naive but I am unseasoned as FTB of a garden flat in Frogmore. Do I collect the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Frogmore?
On the day of completion you do not need to attend the conveyancers office in Frogmore. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s solicitors, and once they have received this, you should be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I'm the only beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Frogmore. The Frogmore property was put into my name in May. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the house in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many mortgage companies would take a practical view as this clause is principally there to identify the purchase and immediately sell or the quick reselling of property.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Frogmore building society branch on various occasions and was told they are content with the situation and they will lend. My Frogmore conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. Who do I believe?
As long as the solicitor is on the bank panel, she or he must adhere to the CML Handbook requirements for the 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Frogmore?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Frogmore. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to instruct a conveyancing solicitor in Frogmore for my house move. Is it possible to see a solicitor's complaints history with the profession’s regulator?
Members of the public may search for presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.
We have an offer in principle from Skipton Building Society who have advised we could borrow up to £300k. When do we need to appoint a practitioner for conveyancing? Frogmore is where we are buying.
You can appoint a lawyer now and ask them to create a file on your behalf. This will trigger: 1) the estate agent to issue a Sales Memo to the relevant parties 2) the seller’s solicitor to submit the draft agreement. However, do not instruct your lawyer to order searches until you have your valuation report via Skipton Building Society and you are content to proceed.