In what way does my ID and proof of funds have anything to do with my conveyancing in Teignmouth? Is this really warranted?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identification documents of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you are required to sign will no doubt stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to hand over ID verification documents, your solicitor will not be able to take you on as a client.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Teignmouth conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Teignmouth. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Teignmouth building society branch on various occasions and was informed it wasn't a problem and they will lend. My Teignmouth conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the lawyer is on the bank panel, she or he must adhere to the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Are there restrictive covenants that are commonly picked up during conveyancing in Teignmouth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Teignmouth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Should I appoint a Teignmouth conveyancing practitioner in close proximity to the house I am purchasing? An old friend can handle the legal formalities but they are based a couple of hundredmiles away.
The benefit of a high street Teignmouth conveyancing practice is that you can attend the office to sign paperwork, hand in your ID and pester them if necessary. Having local Teignmouth know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that should trump using an unknown Teignmouth conveyancing solicitor solely due to them being Teignmouth based.
I have just started marketing my basement flat in Teignmouth. Conveyancing is yet to be initiated, however I have just had a quarterly maintenance charge invoice – what should I do?
The sensible thing to do is clear the maintenance contribution as you normally would because all ground rent and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage 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.
Teignmouth Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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Is there a share of the freehold? The majority of Teignmouth leasehold flats will have a service charge for maintenance of the building levied by the landlord. Should you purchase the flat you will have to pay this amount, usually periodically throughout the year. This may differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a ground rent to be met annual, normally this is not a large amount, say approximately £50-£100 but you should to enquire it because on occasion it could be surprisingly expensive. Make sure you find out if there is anything that is prohibited in the lease. By way of example it is fairly common in Teignmouth leases that pets are not allowed in in a block in Teignmouth. If you like the apartmentin Teignmouth but your dog can’t make the move with you then you will be presented with a difficult compromise.
What is the reason for my lawyer requiring various items of ID before they can commence with my conveyancing in Teignmouth?
Teignmouth solicitors are required by the Law Society, SRA, the Land Registry and current AML Regulations to certify that the have checked the identity of their clients. It will also be a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, NI number and date of birth.