What does my ID and proof of funds have anything to do with my conveyancing in Port Isaac? What am I being asked for?
Port Isaac conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the ID of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement no older than three months).
Confirmation of the origin of funds is also required in compliance with the money laundering laws as solicitors have a duty to ensure that the money you are using to buy a property (whether it be the deposit for exchange or the total purchase price if you are buying mortgage free) has originated from a reputable source (such as employment savings) as opposed to the proceeds of illegitimate behaviour.
I used Stirling Law several years ago for my conveyancing in Port Isaac. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Port Isaac of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Port Isaac with a loan from Britannia. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my conveyancer about the side-deal as it will jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am 14 days into a freehold purchase having been referred to conveyancers by the local agent to perform conveyancing in Port Isaac. I am am extremely disappointed with the quality of service. Could you you assist me in finding new lawyers?
They would have to be very bad to suggest replacing them. Has your loan offer been sent? If so you must make them aware of the replacement lawyer and have the offer are issued to the new lawyers. Your solicitor ideally needs to be on the mortgage company approved list to avoid supplemental expenses and complications. So that should be your starting point. The search tool can help you find a lender approved conveyancer for your home move in Port Isaac
Do you have any advice for leasehold conveyancing in Port Isaac from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Port Isaac can be bypassed if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ lawyers. Some Port Isaac leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. Many freeholders or Management Companies in Port Isaac levy fees for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Port Isaac. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Port Isaac leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord consenting to such changes. Where you dont have the approvals to hand you should not communicate with the landlord without checking with your conveyancer in the first instance. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unsettled.
I acquired a studio flat in Port Isaac, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Port Isaac with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2072
You have 51 years left to run the likely cost is going to span between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
Being a leasehold owner I am on the hook for a maintenance fee for my property in Port Isaac. Due to redundancy and other issues I slipped behind with payments. I negotiated a settlement schedule but there is still three thousand pounds outstanding as of today.
I am under pressure to dispose of the property and I am panicking this may hold me back if I have to pay off the amount due first. I'd like to sell up and subsequently pay them back with the proceeds - is this achievable?
Your conveyancing practitioner will hopefully be in a position to negotiate with the appropriate parties, with a new to seeing if they would accept settlement from completion monies. This is an example of why it is advisable to use a lawyer in Port Isaac as they are likely to enjoy an established relationship with the management company.