What does my ID and proof of funds have anything to do with my conveyancing in Alderley Edge? Why is this being asked of me?
Alderley Edge conveyancing solicitors and indeed property practitioners accross the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).
Evidence of the origin of monies is also required under the money laundering laws as solicitors are mandated to check that the monies you are utilising to purchase a property (be it the exchange deposit or the total purchase amount if you are a cash purchaser) has originated from legitimate source (such as employment savings) rather than the proceeds of criminal activity.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Alderley Edge. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
Given you intend to refinance then Principality will require that you use a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
I am buying a 4 bedroom semi-detached house in Alderley Edge. Our aim is to an extension at the rear at the house.Will legal due diligence on the property involve enquiries to determine if these works are prohibited?
Your conveyancer should review the deeds as conveyancing in Alderley Edge will on occasion identify restrictions in the title documents which restrict categories of changes or necessitated the permission of a 3rd party. Some additions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Alderley Edge solicitor on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I recently had an offer agreed on a house in Alderley Edge. My mortgage broker suggested a property lawyer. I paid an advanced payment of £225. Shortly after, the lawyer called me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
3 months have elapsed following my purchase conveyancing in Alderley Edge took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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.
I am looking for a leasehold apartment up to £195,000 and identified one close by in Alderley Edge I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Alderley Edge for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years 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 premises for a minimum of 2 years 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 term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I need to retain a conveyancing solicitor for freehold conveyancing in Alderley Edge. I happened to stumble across a web site which seems to have the perfect solution If it is possible to get all formalities completed via email that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?