What does my ID and proof of funds have anything to do with my conveyancing in Ashtead? Is this really warranted?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with before they can accept their conveyancing instruction. The Client Care letter that you are required to sign should 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. If you are unwilling to hand over ID verification documents, your solicitor would not be able to act for you.
This question may be naive but I am unexperienced as a first time purchaser of a garden flat in Ashtead. Do I collect the keys to the house on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Ashtead?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
The formalities of my purchase has taken place for my property in Ashtead. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I was told three weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Ashtead is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various internet forums that I have come across warn that are the primary reason for obstruction in Ashtead house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Ashtead.
I own a renovated Edwardian house in Ashtead. Conveyancing practitioner acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ashtead and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing lawyer who carried out the work.
I'm converting the mortgage on my primary property to a buy to let loan with Aldermore and I will use the ballance of the raised equity as a deposit on further property. The area we are looking at is Ashtead. Will your conveyancers be able to act for the two mortgage companies and link together the transactions?
Make use of our search tool on this page to ensure that the conveyancers are approved by both mortgage companies. Assuming that they are your conveyancer should be able to tie up the two deals but you should have a chat with you conveyancer and make apparent your desired outcome and requirements.
I am looking at a two apartments in Ashtead both have in the region of forty five years unexpired on the leases. Will this present a problem?
A lease is a right to use the premises for a prescribed time frame. As the lease gets shorter the marketability of the lease reduces and it becomes more expensive to extend the lease. This is why it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this arena.
I have had difficulty in seeking a lease extension in Ashtead. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to decide the sum to be paid.
An example of a Lease Extension decision for a Ashtead property is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case related to 1 flat. The unexpired lease term was 60.43 years.