What does my ID and proof of funds have anything to do with my conveyancing in Ham? Is this really necessary?
In order to comply with Money Laundering Regulations any Ham conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing your correct address.
In accordance with Money Laundering Regulations, property lawyers are required to check not only the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this may result in your lawyer ending their relationship 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.
We are hoping to buy a newly converted apartment in Ham with a residential mortgage from Bank of Ireland.We like our Ham conveyancing solicitor but Bank of Ireland informed us she’s not listed on their "panel". It seems we are left with little choice but to instruct a Bank of Ireland panel lawyer or keep our local solicitor and pay for a Bank of Ireland panel lawyer to act for them. This seems very unfair; Can we not simply insist that Bank of Ireland use our lawyer?
Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that solicitors will be on the Bank of Ireland approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
We are downsizing from our property in Ham and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a factory type conveyancing firm rather than a conveyancing solicitor in Ham. We have lived in Ham for six years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Ham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ham. 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 am employed by a reputable estate agency in Ham where we have experienced a few leasehold sales put at risk due to short leases. I have been given contradictory information from local Ham conveyancing firms. Please can you confirm whether the seller of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Notwithstanding our best endeavours, we have been unsuccessful in seeking a lease extension in Ham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to calculate the price.
An example of a Lease Extension decision for a Ham premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
How do I identify cost effective conveyancing in Ham?
Option 1 is to ask the people you trust who they would recommend. Second, look on the internet for conveyancing in Ham. Telephone a couple or more firms from the list and request that they send you their conveyancing charges and speak to the lawyer who will conduct your conveyancing before you make your decision. Option 3 is to make use of this site to assist you in finding the right lawyers taking into account your unique requirements including location,speed, complexity and who the proposed mortgage company is.Resist the temptation to appoint £99 conveyancing solicitors in Ham