In what way does my ID and proof of funds have anything to do with my conveyancing in Openshaw? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Openshaw conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing where you live.
In accordance with Money Laundering Regulations, conveyancing solicitors are duty bound to validate not just the ID of conveyancing clients but also the origin of the money that they receive in respect of any matter. Refusal to disclose this may 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 will have an obligation to inform the appropriate authorities should they consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
I am considering applying for a Leeds Building Society mortgage for purchase of a new build (under development) in Openshaw with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
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 greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I require quick conveyancing in Openshaw as I am under a deadline to exchange contracts inside 4 weeks. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not taking a home loan you have the choice not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Openshaw the following are examples of what can arise and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
In my capacity as executor for the will of my grandmother I am disposing of a house in Monmouth but I am based in Openshaw. My solicitor (who is 260 kilometers awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Openshaw who can witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Openshaw
I only have Sixty One years remaining on my lease in Openshaw. I am keen to get lease extension but my freeholder is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to track down the freeholder. On the whole a specialist would be useful to carry out a search and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Openshaw.
I am the registered owner of a 2 bed flat in Openshaw, conveyancing was carried out 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Openshaw with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2079
With 54 years unexpired the likely cost is going to be between £32,300 and £37,400 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
Are all Openshaw law firms on every lender conveyancing panel?
The Lexsure search tool on this page may be of use or you can pop into your high street bank branch in Openshaw. the probability is that they will be in a position to recommend some reputable conveyancing solicitors in Openshaw