In what way does my ID and proof of funds have anything to do with my conveyancing in Belmont? Is this really warranted?
Belmont conveyancing solicitors as well as nationwide property lawyers throughout the UK have a duty under money laundering regulations to verify the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill less than 3 months old).
Proof of source of funds is also required under the money laundering regulations as solicitors are mandated to ensure that the funds you are utilising to acquire a property (be it the exchange deposit or the full purchase amount if you are a cash purchaser) has originated from legitimate source (such as employment savings) and is not the proceeds of criminal activity.
I am planning to acquire a flat and require a conveyancing solicitor in Belmont who is on the Nottingham Building Society solicitor. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nottingham Building Society in certain locations such as Belmont. We dont recommend any particular firm.
We had instructed conveyancers based in Belmont on the RBS solicitor approved list. They are now charging me a further charge for dealing with the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer may levy a fee for this. The fee is not dictated by RBS but by your Belmont conveyancing practitioner. Some firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.
Two weeks ago we had a mortgage agreed in principle with TSB. Belmont conveyancing solicitors were chosen. How long does it take for TSB to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have TSB done the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Intending to buy a apartment in Belmont. 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 Principality 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 Belmont conveyancing practitioner is on the Principality conveyancing panel.
How simple is it to use the search facility to select a conveyancing practitioner in Belmont on the panel for my mortgage?
Step one is to select a mortgage company such as Yorkshire Building Society, Bank of Scotland or Barclays Direct then choose your preferred area a common one being Belmont. Conveyancing firms in Belmont and further afield will then be listed.
I am thinking of appointing a conveyancing practitioner in Belmont for my house move. Is there any facility to review a firm’s complaints history with the profession’s regulator?
One may see published Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.
Can you provide any top tips for leasehold conveyancing in Belmont with the aim of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Belmont can be reduced if you instruct lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation needed by the buyers’ lawyers. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to unresolved. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you installed wooden flooring? Belmont leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. If you fail to have the consents in place do not contact the landlord without checking with your conveyancer before hand. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Arranging a re-issued share certificate can be a lengthy formality and frustrates many a Belmont conveyancing transaction. Where a new share is needed, do contact the company officers or managing agents (where relevant) for this sooner rather than later.
Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Belmont. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Lease Extension case for a Belmont residence is 197 Byron Road in March 2013. In relation to the value of the extended lease the tribunal concluded that the appropriate premium should be £19237 This case related to 1 flat. The remaining number of years on the lease was 70.92 years.