In what way does my ID and proof of funds have anything to do with my conveyancing in Whyteleafe? 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 before they can accept their conveyancing instruction. The Terms and Conditions that you are required to sign will no doubt reaffirm 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 conveyancer will not be able to take you on as a client.
My apartment in Whyteleafe is up for sale and I have a buyer. Does my solicitor need to be on the Coventry BS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
Is it the case that all Whyteleafe CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved solicitors?
It is true that some lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
is it true that all Whyteleafe solicitor firms on the TSB conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
Planning on purchasing a flat in Whyteleafe. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whyteleafe conveyancer is on the Clydesdale conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Whyteleafe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Whyteleafe. 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…’
I have been on the look out for a leasehold apartment up to £305k and identified one near me in Whyteleafe I like with amenity areas and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Whyteleafe suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Can you offer any advice when it comes to appointing a Whyteleafe conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Whyteleafe conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Whyteleafe conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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What are the legal fees for lease extension work? If the firm is not ALEP accredited then why not?
My wife and I have hit a brick wall in seeking a lease extension in Whyteleafe. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We are happy to put you in touch with a Whyteleafe conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Whyteleafe property is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 75 years.