My partner and I are purchasing our first property. The solicitor has e-mailedto enquire if we wish to purchase additional conveyancing searches. Unfortunately we have no idea as to what's relevant for conveyancing in Radlett
The extent of Radlett conveyancing searches should be dictated entirely on the premises, the location, the possibility of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What is important is that you properly comprehend what information the searches could give you. Then you can decide if you consider that you need that information. If uncertain, ask the conveyancing practitioner to explain.
What does my ID and proof of funds have anything to do with my conveyancing in Radlett? What am I being asked for?
Radlett conveyancing solicitors and indeed property practitioners accross the UK have a duty under money laundering regulations to verify 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 (usually a Passport or Driving Licence) and evidence of address (typically a Utility Bill no older than three months).
Confirmation of the origin of monies is also required under the money laundering statutes as conveyancers are mandated to investigate that the funds you are using to purchase a property (be it the exchange deposit or the total purchase amount where you are a cash purchaser) has originated from legitimate source (such as employment savings) as opposed to the product of illegitimate behaviour.
Having invested time researching online forums for an affordable solicitor in Radlett, most say that I should use a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's major mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Radlett is one of the many areas in England and Wales where there are CQS lawyers.
A friend advised me that in purchasing a property in Radlett there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Radlett which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Radlett should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Please help - my lawyer says that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Radlett?
The appropriate level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
After months of negotiation I have agreed a price on a house in Radlett. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. Shortly after, the solicitor called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
As co-executor for the estate of my uncle I am selling a residence in Neath but reside in Radlett. My solicitor (based 260 miles awayneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Radlett who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Radlett
Completion is due on the sale of our £400,000 garden flat in Radlett in 8 days. The managing agents has quoted £324 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Radlett?
Radlett conveyancing on leasehold flats ordinarily necessitates fees being levied by landlords agents :
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Answering pre-contract enquiries
Where consent is required before sale in Radlett
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a garden flat in Radlett. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
in cases 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 Freehold Enfranchisement matter before the tribunal for a Radlett flat is 42 Churchill Road in March 2013. The Tribunal determined that the price payable in respect of the acquisition of the freehold of the property as required under the terms of the Court Order dated 21 December 2012, is£26,958 This case was in relation to 1 flat.