What does my ID and proof of funds have anything to do with my conveyancing in Upper Norwood? Why is this being asked of me?
Upper Norwood conveyancing solicitors and indeed property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).
Evidence of source of monies is also required under the money laundering laws as solicitors have a duty to ensure that the monies you are utilising to acquire a property (be it the exchange deposit or the total purchase amount if you are buying without a mortgage) has come from legitimate source (such as an inheritance) rather than the product of criminal behaviour.
I am buying a 4 bedroom semi-detached house in Upper Norwood. We would like to an extension at the rear at the property.Will legal work on the property include checks to see if these alterations are permitted?
Your conveyancer will review the deeds as conveyancing in Upper Norwood can sometimes reveal restrictions in the title documents which restrict certain alterations or necessitated the consent of another owner. Many extensions need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
How can we tell if a Upper Norwood conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Upper Norwood seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your transaction.
I am currently in the process of buying my council flat in Upper Norwood. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
I am intent on selling our property in Upper Norwood and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Upper Norwood. Having lived in Upper Norwood for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Upper Norwood. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Upper Norwood
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I only have 62 years left on my lease in Upper Norwood. I am keen to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the landlord. On the whole a specialist may be useful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Upper Norwood.
I have had difficulty in trying to purchase the freehold in Upper Norwood. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the sum to be paid.
An example of a Lease Extension decision for a Upper Norwood flat is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The unexpired lease term was 26.38 years.
We have AIP from Coventry Building Society who said we could borrow up to £350k. When do I need to instruct a practitioner for conveyancing? Upper Norwood is where we are .
You can appoint a conveyancing practitioner now so that the lawyer can open the file so they can commence the AML checks etc. Once you wish them to start work you will be asked for a payment on account usually approximately £225. That should normally be after you have the loan offer from the bank and survey report, but should you wish to speed the process you can start sooner albeit risking some money.