In what way does my ID and proof of funds have anything to do with my conveyancing in Stokenchurch? Is this really necessary?
In order to comply with Money Laundering Regulations any Stokenchurch 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 your correct address.
Under Money Laundering Regulations, conveyancers are duty bound to validate not just the ID of conveyancing clients but also the origin of fund that they receive in respect of any matter. Refusal to disclose this may lead to 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 will have an obligation to notify the relevant authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
My Solicitor in Stokenchurch is not on the Godiva Mortgages Ltd Conveyancing Panel. Can I still use my family solicitor notwithstanding that they are not on the Godiva Mortgages Ltd list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Stokenchurch lawyers but Godiva Mortgages Ltd will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing fees as well as result in delays.
- Get an alternative practitioner to act in the purchase, not forgetting to check they are Convince your lawyer to do everything within their powers to join the Godiva Mortgages Ltd conveyancing panel
I have been told by my solicitor that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Stokenchurch?
The appropriate level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Stokenchurch conveyancing practitioner on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Our sealed bid on a detached house in Stokenchurch has been accepted, the sellers do however have a dependent purchase. The sellers have put an offer on a property, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Stokenchurch. What do I do now? At what point should I apply for the mortgage with Aldermore?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then survey, Stokenchurch conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Aldermore approved list. Regarding the subsequent phase this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a buoyant market many purchasers would apply for the mortgage with Aldermore and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with searches.
My friend recommended that if I am purchasing in Stokenchurch I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Stokenchurch conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Stokenchurch around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stokenchurch Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Stokenchurch.
All being well we will complete the sale of our £400,000 garden flat in Stokenchurch in just under a week. The management company has quoted £312 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Stokenchurch?
Stokenchurch conveyancing on leasehold maisonettes more often than not requires the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions most will be willing to do so. They may levy a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some situations it exceeds £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, otherwise the charge is not strictly payable. Reality however dictates that you have little option but to pay whatever is demanded if you want to exchange contracts with the buyer.
I own a basement flat in Stokenchurch, conveyancing having been completed in 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Stokenchurch with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2101
With only 76 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
I happen to be an executor of my recently deceased parent's Will, with a bungalow in Stokenchurch which will be marketed. The property has never been registered at the Land Registry and I'm advised that some EAs will insist that it is completed before they will move forward. What's the procedure for this?
In the situation that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.