In what way does my ID and proof of funds have anything to do with my conveyancing in Lewes? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Lewes conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually dealt with by provision of a passport and an original bank statement or utility bill evidencing your correct address.
Under Money Laundering Regulations, conveyancing solicitors are duty bound to check not simply the ID of conveyancing clients but also the origin of monies that they receive in respect of any matter. Refusal to disclose this may result in your lawyer cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to make a disclosure to the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
My wife and I purchasing a 3 bedroom semi in Lewes. The intention is to carry out an extension to the side at the property.Will the conveyancing process include investigations to ascertain if these alterations are allowed?
Your solicitor should review the deeds as conveyancing in Lewes can occasionally reveal restrictions in the title deeds which prevent certain works or require the permission of a 3rd party. Some works require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Can you help - my lawyer says that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Lewes?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Lewes. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership may be considered the same way as though I had purchased the house in May. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view mortgage companies take of it, depend on the lender as this clause is chiefly there to capture subsales or the quick reselling of property.
What does a local search inform me about the property my wife and I buying in Lewes?
Lewes conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays a central part in many a Lewes conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I have been sourcing a conveyancing solicitor in Lewes for my purchase. Can I see a solicitor's record with the legal regulator?
Anyone may search for documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.
I am a negotiator for a busy estate agency in Lewes where we see a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Lewes conveyancing firms. Could you shed some light as to whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
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.
I invested in buying a 2 bed flat in Lewes, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Lewes with an extended lease are worth £211,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2090
With only 68 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
I have read on a number of online forums that when selecting a conveyancing lawyer they must be approved by your bank. This is my first home move but I have an offer in principle from Birmingham Midhshires and I already have a family conveyancing solicitor in Lewes at the ready. Can Birmingham Midhshires need an approved solicitor to be instructed? If so, where do I find that list for my conveyancing in Lewes?
You need to use a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is ring your preferred Lewes conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have a couple of alternatives available to you here:
- Complete the purchase with your chosen Lewes lawyer but Birmingham Midhshires will no doubt instruct a property lawyer on their conveyancing panel. The net result is additional charges and probable interruption.
- Appoint a new lawyer to conduct the conveyancing, obviously checking they are on the Birmingham Midhshires conveyancing panel.
- Convince your lawyer to do everything possible to get listed on the Birmingham Midhshires conveyancing panel.