In what way does my ID and proof of funds have anything to do with my conveyancing in Little Haven? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Little Haven conveyancing firm will require proof of identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing where you live.
Under Money Laundering Regulations, property lawyers are required to ascertain not only the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this may lead to your solicitor terminating their retainer 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 believe that any amounts received by them may contravene the Money Laundering Regulations.
I am thinking of remortgaging my apartment in Little Haven, does my lawyer have to be on the Leeds Building Society Conveyancing panel?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
A friend advised me that if I am buying in Little Haven I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Little Haven conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Little Haven around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Little Haven Education with maps and statistics, Local Amenities and other useful information about Little Haven.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one round the corner in Little Haven I like with open areas and station nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Little Haven in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
As co-executor for the will of my aunt I am disposing of a property in Neath but live in Little Haven. My conveyancer (who is 235 miles awayhas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Little Haven to witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Little Haven
I want to let out my leasehold apartment in Little Haven. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Little Haven do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I acquired a leasehold flat in Little Haven, conveyancing was carried out 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Little Haven with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2092
With 67 years left to run we estimate the price of your lease extension to range between £10,500 and £12,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.