In what way does my ID and proof of funds have anything to do with my conveyancing in Hull? Why is this being asked of me?
Hull conveyancing solicitors and indeed property lawyers accross the UK have an obligation under money laundering regulations to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to supply two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement no older than three months).
Proof of source of monies is also required under the money laundering statutes as conveyancers are obliged to investigate that the money you are using to purchase a property (whether it be the deposit for exchange or the total purchase monies if you are buying mortgage free) has come from an acceptable source (such as an inheritance) and is not the proceeds of illegitimate activity.
My wife and I are downsizing from our property in Hull and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Hull conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Hull. We have lived in Hull for many years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must 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 health insurance to cover that same sickness)
I used Arc property Solicitors a few years past for my conveyancing in Hull. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Hull of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Hull with a mortgage from Yorkshire Building Society. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not reveal to my conveyancer about this extras as it will affect my loan with Yorkshire Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Hull is the location of the property. Is there any advice you can give?
Flying freeholds in Hull are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hull you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hull may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My wife and I may need to rent out our Hull 1st floor flat temporarily due to a career opportunity. We used a Hull conveyancing practice in 2002 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Notwithstanding that your last Hull conveyancing lawyer is no longer available you can review your lease to see if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain consent from your landlord or some other party prior to subletting. This means you not allowed to sublet without prior permission. Such consent must not not be unreasonably withheld. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
I inherited a ground floor flat in Hull, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Hull with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2100
You have 76 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus 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 a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.