In what way does my ID and proof of funds have anything to do with my conveyancing in Rayners Lane? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Rayners Lane conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill showing where you live.
In accordance with Money Laundering Regulations, property lawyers are required to ascertain not simply the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may result in your solicitor cancelling their retainer 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 make a disclosure to the appropriate authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.
I am assisting my niece sell her property in Rayners Lane. Does the solicitor commission the energy assessment or it is for me to coordinate?
After the demise of Home Packs, energy assessments was maintained a compulsory component of selling a property. An energy assessment should be to hand prior to the property being advertised. It is not a task that lawyers ordinarily organise. If you are using a Rayners Lane conveyancing practitioner they may be willing to arrange energy assessments given their relationships with long established local energy assessors
I am purchasing a property in Rayners Lane. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Yorkshire BS your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Rayners Lane.
I have finally had an offer on a maisonette in Rayners Lane agreed to, the owners do however have a dependent purchase. The sellers have offered on somewhere, but it’s not yet agreed to, and are looking at other flats booked. I have instructed a nearby conveyancing solicitor in Rayners Lane. What should be my next step? At what stage should I apply for the mortgage with Nationwide?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then survey, Rayners Lane conveyancing search costs, etc). First, you should check that your solicitor is on the Nationwide approved list. As to the subsequent steps this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a hot market some home buyers will apply for a home loan with Nationwide and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in Rayners Lane.
I need some quick conveyancing in Rayners Lane as I am under an ultimatum to sign on the dotted line inside 4 weeks. A home loan is not required. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not taking a home loan you are at free not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Rayners Lane the following are examples of issues that can appear and adversely impact future mortgageability: Enforcement Actions, Overdue Fees, Overdue Grants, Unadopted Roads,...
I am looking to sell my house. My previous solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Rayners Lane if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Rayners Lane. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I am 17 days into a residential purchase having been recommend to solicitors by the estate agent to handle our conveyancing in Rayners Lane. I am am starting to be disappointed with the level of service. Could you you assist me in finding new lawyers?
They would have to be really poor to suggest replacing them. Has the mortgage offer been sent? If so you need to make them aware of the new contact details and have the mortgage documents are re-sent. Your new conveyancer should be on the mortgage company panel to avoid added fees and delays. So that should be your starting point. Our find a solicitor tool should help you find a bank approved conveyancer for your conveyancing in Rayners Lane
My wife and I purchased a leasehold house in Rayners Lane. Conveyancing and Barclays Direct mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Rayners Lane who previously acted has long since retired. Any advice?
The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Rayners Lane conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a ground floor flat in Rayners Lane. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to decide the amount due.
An example of a Lease Extension decision for a Rayners Lane flat is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case related to 1 flat. The unexpired residue of the current lease was 79 years.