In what way does my ID and proof of funds have anything to do with my conveyancing in Rayners Lane? Is this really necessary?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Rayners Lane. However these days you will not be able to proceed with any conveyancing transaction without first supplying evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a council tax bill. Please note that if you are providing your driving licence as evidence of ID it needs to be both the paper part and photo card part, one is not sufficient in the absence of the other.
Evidence of the source of money is necessary in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your lawyer will need to retain this information on file. Your Rayners Lane conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any money from you into their client account and they may also ask further queries regarding the source of monies.
Our lender has recommended solicitors on their panel based in Rayners Lane but I would rather use a conveyancing lawyer in Rayners Lane or nearer to where I live. Can you help?
The minority of Rayners Lane conveyancing firms are approved and listed on all lender’s conveyancing panel. Use the above find an approved solicitor tool to find a Rayners Lane conveyancing firm on the on the mortgage company panel.
If you had a top tip for choosing a conveyancing solicitor in Rayners Lane what would it be?
We would encourage you not to base your choice on the lowest Rayners Lane conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
What is the difference between a licensed conveyancer and conveyancing solicitor in Rayners Lane
There are many registered licenced Conveyancers in Rayners Lane and Solicitor practices in Rayners Lane to choose from We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Rayners Lane conveyancer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Rayners Lane is where the house is located. Can you offer any advice?
Flying freeholds in Rayners Lane are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rayners Lane you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rayners Lane may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am looking for a conveyancing practitioner in Rayners Lane for my house move. Can I review a solicitor's complaints history with the legal regulator?
One may review presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.
I only have 62 years remaining on my lease in Rayners Lane. I now wish to extend my lease but my landlord is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the freeholder. On the whole a specialist should be useful to try and locate and prepare an expert document to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Rayners Lane.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Rayners Lane conveyancing firm to act on my behalf?
Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the premium.
An example of a Lease Extension case for a Rayners Lane premises 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 remaining number of years on the lease was 79 years.