In what way does my ID and proof of funds have anything to do with my conveyancing in Audlem? Is this really necessary?
In order to comply with Money Laundering Regulations any Audlem conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually dealt with by provision of a passport and an original bank statement or utility bill evidencing your correct address.
Under Money Laundering Regulations, conveyancers are duty bound to check not just the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this may result in your lawyer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to make a disclosure to the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
This question may be naive but I am unexperienced as FTB of a garden flat in Audlem. Do I pick up the keys to the property on the completion date from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Audlem?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and once they have received this, you should be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
When it comes to lenders such as Co-operative, do Audlem conveyancers incur an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
We previously selected conveyancers locally in Audlem on the Clydesdale solicitor panel. They have just invoiced me a further charge for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. The fee is not dictated by Clydesdale but by your Audlem conveyancing practitioner. Some firms on the Clydesdale panel will levy an ‘acting for lender’ fee and others do not.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Audlem is where the house is located. Is there any advice you can impart?
Flying freeholds in Audlem are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Audlem you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Audlem may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We're FTB’s - had an offer accepted, yet the estate agent told us that the seller will only issue a contract if we instruct the agent's recommended lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Audlem
It is unlikely the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and explain that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Audlem conveyancing solicitors - rather thanthe ones that will give the estate agent a kickback or achieve conveyancing targets demanded by head office.
I am employed by a long established estate agent office in Audlem where we have experienced a few leasehold sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Audlem conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can instigate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Audlem Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
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It would be prudent to find out as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to daily issues such as the upkeep of the common parts. Enquire of prospective neighbours if they are happy with their service. In conclusion, be sure you know the dates that the service charges are due to the appropriate party and specifically how they are spending the funds. Are any of leasehold owners in dispute over their service charge liability? What is the service charge and ground rent on the apartment?
Can a conveyancer remove a name from the title of my home in Audlem ?
Extracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner