What does my ID and proof of funds have anything to do with my conveyancing in Robertsbridge? Why is this being asked of me?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Robertsbridge. However these days you can not proceed with any conveyancing transaction in the absence providing evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a council tax bill. Remember if you are supplying your driving licence as evidence of identification it needs to be both the paper part as well as the photo card part, one is not acceptable without the other.
Proof of your source of funds is mandated in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer will need to have this information on file. Your Robertsbridge conveyancing lawyer will require evidence of proof of funds prior to accepting any money from you into their client account and they should also ask additional questions concerning the origin of funds.
What happens if my solicitor is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in Robertsbridge?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
A relative suggested that if I am purchasing in Robertsbridge I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Robertsbridge conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Robertsbridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Robertsbridge Education with maps and statistics, Local Amenities and other useful data regarding Robertsbridge.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who did the conveyancing in Robertsbridge 4 years ago no longer exist. What are my next steps?
Nowadays there are copies made of almost everything, and your conveyancer should know precisely where to locate all the relevant documentation so you can buy or dispose of your property without a hitch. If copies are not available, your solicitor can arrange cover in the form of insurance or indemnities against future claims on your premises.
Over the last few months I have been searching for a flat up to £235,500 and found one near me in Robertsbridge I like with a park and railway links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Robertsbridge in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
My conveyancers in Robertsbridge have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.