I can't travel far from South Croydon. Please clarify why all South Croydon property lawyers aren't included on all lender panels?
Lenders highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in lenders culling less reputable firms from their books of approved lawyers .
In what way does my ID and proof of funds have anything to do with my conveyancing in South Croydon? Is this really necessary?
In order to comply with Money Laundering Regulations any South Croydon conveyancing firm will require proof of identity in all conveyancing matters. This is usually dealt with by provision of a passport and an original bank statement or utility bill showing your correct address.
Under Money Laundering Regulations, conveyancers are obliged by law to check not just the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this will result in your solicitor terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the relevant authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
I need some fast conveyancing in South Croydon as I am faced with pressure to exchange contracts in less than 4 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at liberty not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in South Croydon the following are instances of issues that can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
In my capacity as executor for the estate of my grandfather I am disposing of a house in Neath but live in South Croydon. My conveyancer (who is 250 miles from mehas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing practitioner in South Croydon to attest this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in South Croydon
My wife and I may need to let out our South Croydon 1st floor flat for a while due to a career opportunity. We used a South Croydon conveyancing firm in 2004 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in South Croydon do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a South Croydon conveyancing firm to help?
Most certainly. We can put you in touch with a South Croydon conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a South Croydon premises is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case was in relation to 6 flats. The number of years remaining on the existing lease(s) was 78.32 years.
I acquired a flat in South Croydon last 8/5/2019 and to date it is still not registered with HMLR. It was part of a new estate and my conveyancer told me that it may take twelve months to register. I have spoken with HMLR directly and they have informed me the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your conveyancing practitioner that you must turn to here in order to satisfy any concerns which have been raised as part of the registration formalities for your South Croydon property. Normal South Croydon conveyancing practice includes an undertaking on the part of the seller's solicitor that they will help resolve any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.