What does my ID and proof of funds have anything to do with my conveyancing in Shenfield? Why is this being asked of me?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing retainer. The Terms of Engagement that you need to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to hand over ID verification documents, your solicitor would not be able to act for you.
I have been advised by my solicitor that lack of planning permission insurance is required on my purchase. What is the level of cover for Shenfield conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
Is it correct that all Shenfield CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved firms?
A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I had an offer accepted on a house in Shenfield on 1/9/2021, valuation was booked 2 days after, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just bought a terraced house in Shenfield , What is the estimated time for the Land Registry to record my ownership? My Shenfield conveyancing solicitor has been painfully slow, so I want to check the registration formalities are concluded.
As far as conveyancing in Shenfield is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently roughly 80% of submission are fully addressed within two weeks but some can be subject to longer hold-ups. Historically registration takes place once the buyer is living at the premises thus an expedited registration is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
Is there anything unique about your site and other online quote calculators for conveyancing in Shenfield?
At this site obtain a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Shenfield. As opposed to estate agents and brokerage sites we do not charge firms a fee if you select them for your property ownership legalities in Shenfield
My brother has suggested that I use his conveyancers in Shenfield. Should I use them?
There are no two ways about it it’s preferable to choose a conveyancing lawyer is to seek guidance from friends or family who have experience in using the solicitor you're contemplating using.
I have just appointed agents to market my ground floor flat in Shenfield. Conveyancing is yet to be initiated, however I have just received a yearly maintenance charge demand – what should I do?
The sensible thing to do is pay the invoice as normal as all rents and service payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a 2 bed flat in Shenfield, conveyancing having been completed 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Shenfield with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2083
You have 62 years remaining on your lease we estimate the premium for your lease extension to range between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.