In what way does my ID and proof of funds have anything to do with my conveyancing in Leaves Green? Is this really warranted?
In order to comply with Money Laundering Regulations any Leaves Green conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill showing where you reside.
In accordance with Money Laundering Regulations, conveyancers are required to investigate not only the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this will lead to your solicitor cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to notify the appropriate authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
Please explain the implications if my solicitor is suspended from the UBS Conveyancing panel ahead of completing my conveyancing in Leaves Green?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am buying a victorian detached house in Leaves Green. Our aim is to an extension at the rear at the house.Will legal investigations on the property include enquiries to determine if these works were previously refused?
Your conveyancer should review the deeds as conveyancing in Leaves Green can occasionally identify restrictions in the title documents which prohibit categories of changes or necessitated the consent of a 3rd party. Some additions call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Two weeks ago we had a mortgage agreed in principle with Skipton. Leaves Green conveyancing lawyers have been appointed. How long does it take for Skipton to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have Skipton conducted the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My husband and I are in the process of viewing flats in Leaves Green and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with HSBC.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are seeking a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
Do I need to take out insurance to address the risk of chancel repairs when buying a property in Leaves Green?
Unless a prior purchase of the property took place after 12 October 2013 you may expect lawyers delivering conveyancing in Leaves Green to continue to recommend a chancel search and or insurance against a claim.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Leaves Green is the location of the property. Can you shed any light on this issue?
Flying freeholds in Leaves Green are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leaves Green you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leaves Green may determine 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 premises.
Do you have any advice for leasehold conveyancing in Leaves Green from the perspective of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Leaves Green can be bypassed if you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the buyers’ solicitors. If you are supposed to have a share in the Management Company, you should ensure that you have the original share certificate. Arranging a replacement share certificate is often a lengthy formality and frustrates many a Leaves Green conveyancing transaction. Where a duplicate share certificate is necessary, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity. A minority of Leaves Green leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your solicitors. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is below 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
I am the leaseholder of a two-bedroom flat in Leaves Green. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Leaves Green conveyancing firm who can help.
An example of a Lease Extension decision for a Leaves Green property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The remaining number of years on the lease was 50.57 years.