Can you help? My Orpington lawyer is advising me that he is legally obliged toapply for Orpington conveyancing searches stemming from the fact thatthe firm are on the Santanderconveyancing panel. Do I not have any say here?
You have limited options available to you. As you are taking a mortgage with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Orpington conveyancing searches.
In what way does my ID and proof of funds have anything to do with my conveyancing in Orpington? What am I being asked for?
To satisfy the Money Laundering Regulations any Orpington conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing where you reside.
In accordance with Money Laundering Regulations, conveyancing solicitors are required to check not simply the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this will result in your lawyer ending their relationship 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 notify the appropriate authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.
A relative recommended that if I am buying in Orpington I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Orpington conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Orpington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Orpington.
How do I search for a Orpington solicitor on the Santander conveyancing panel? I have a car and am prepared to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the facility on this page. Please choose the mortgage company and your location and you will see a number of Orpington conveyancing lawyers located nearest you. We have listed some Orpington conveyancing firms towards the end of this page and you can telephone them to see if they are on the Santander member panel
As co-executor for the estate of my grandmother I am disposing of a house in Swansea but reside in Orpington. My conveyancer (approximately 260 kilometers awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing lawyer in Orpington to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Orpington
I've recently bought a leasehold flat in Orpington. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have given up trying to purchase the freehold in Orpington. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the amount due.
An example of a Lease Extension case for a Orpington 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 unexpired term was 50.57 years.