What does my ID and proof of funds have anything to do with my conveyancing in Abbots Langley? What am I being asked for?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Abbots Langley. However these days you will not be able to proceed with any conveyancing transaction if you have not submitting proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a council tax bill. Please note that if you are supplying your driving licence as evidence of identification it must be both the paper section as well as the photo card part, one is not sufficient without the other.
Evidence of the origin of monies is required in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your lawyer must retain this information on file. Your Abbots Langley conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any monies from you into their client account and they may also ask additional queries concerning the source of funds.
Please explain the implications if my lawyer’s firm is expelled from the UBS Solicitor panel ahead of completing my conveyancing in Abbots Langley?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are purchasing a property and the solicitor has referenced Chancel Repair to which the property may be liable as it falls into the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Abbots Langley
Unless a prior purchase of the property took place after 12 October 2013 you may take it that solicitors conducting conveyancing in Abbots Langley to remain recommending a chancel search and or insurance against a claim.
I have been on the look out for a ground for flat up to £245,000 and found one near me in Abbots Langley I like with amenity areas and station nearby, however it's only got 49 years unexpired on the lease. There is not much else in Abbots Langley in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage that many years will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
My husband and I are novice buyers - had an offer accepted, but the property agent advised that the owners will only proceed if we appoint their recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Abbots Langley
It is highly unlikely the owners are driving this. Should the owner want ‘a quick sale', turning down a genuine buyer is counter productive. Try to communicate with the vendors directly and explain that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Abbots Langley conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a kickback or hit his conveyancing figures demanded by corporate headquarters.
I happen to be an executor of my recently deceased parent's Will, with a bungalow in Abbots Langley which is to be marketed. The house has never been registered at the Land Registry and I'm told that many purchasers will insist that it is done before they will move forward. What's the mechanism for this?
In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’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 official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.