In what way does my ID and proof of funds have anything to do with my conveyancing in Vauxhall? What am I being asked for?
Vauxhall conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under money laundering regulations to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to produce two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement no older than three months).
Confirmation of the origin of monies is also necessary in compliance with the money laundering regulations as conveyancers are mandated to investigate that the money you are utilising to buy a property (whether it be the deposit for exchange or the total purchase amount if you are a cash purchaser) has originated from a reputable source (such as employment savings) as opposed to the proceeds of illegitimate activity.
I had intended to instruct a conveyancing solicitor in Vauxhall for our house move. Our financial adviser has since notified us that our mortgage lenders Nationwide Building Society won't deal with them. Surely this is unfair competition?
A lender will require an approved conveyancer act for it. You would be expected to bear the cost of this. Please make use of our database to choose a solicitor to conduct conveyancing in Vauxhall on the Nationwide Building Society conveyancing panel.
When it comes to mortgage companies such as Yorkshire BS, do Vauxhall conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
We had chosen solicitors locally in Vauxhall on the Virgin Money solicitor panel. They have just billed me a supplemental sum for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancer may levy a fee for this. The charge is not set by Virgin Money but by your Vauxhall property lawyer. Plenty of firms on the Virgin Money panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Vauxhall conveyancer on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
five months have elapsed since my purchase conveyancing in Vauxhall completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Vauxhall and how can your lawyers assist?
The 1954 Act provides a safeguard to commercial leaseholders, giving them the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Vauxhall
As co-executor for the estate of my father I am selling a house in Neath but I am based in Vauxhall. My solicitor (who is 235 miles from merequires that I sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Vauxhall to witness this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Vauxhall