I am hoping to receive a offer of a home loan from Santander. I intend to use a Licensed Conveyancer in Ponders End. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
What does my ID and proof of funds have anything to do with my conveyancing in Ponders End? Why is this being asked of me?
Ponders End conveyancing solicitors as well as nationwide property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement no more than three months).
Evidence of source of funds is also required in compliance with the money laundering statutes as solicitors are duty bound to ensure that the money you are using to buy a property (be it the exchange deposit or the total purchase amount if you are a cash purchaser) has come from a reputable source (such as an inheritance) as opposed to the proceeds of criminal behaviour.
I decided to have a survey completed on a property in Ponders End before instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies tend refuse to grant a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ponders End. Conveyancing will be smoother if you use a solicitor in Ponders End especially if they are acquainted with such properties in Ponders End.
Is it possible to swap firm as I need to find one who is on the Virgin Money conveyancing panel. I had appointed a high street conveyancing solicitor in Ponders End round the corner but the firm is not accepted by Virgin Money
We will our best to assist in finding you a conveyancing solicitor in Ponders End on the Virgin Money panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Ponders End. Using the find a conveyancing solicitor tool on this website, you can contrast charges for conveyancing solicitors in Ponders End and throughout England and Wales.
My partner has suggested that I instruct his conveyancers in Ponders End. Should I use them?
There are no two ways about it the ideal way to find a conveyancing solicitor is to seek guidance from friends or relatives who have used the firm you're considering.
Back In 2006, I bought a leasehold house in Ponders End. Conveyancing and Leeds Building Society mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Ponders End who previously acted has now retired. Do I pay?
First contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Ponders End conveyancing solicitor to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have had difficulty in trying to reach an agreement for a lease extension in Ponders End. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the price.
An example of a Vesting Order and Purchase of freehold decision for a Ponders End residence is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case affected 2 flats. The unexpired term as at the valuation date was 80.01 years.