It has come to my attention via my lender that my Bexleyheath property lawyer is not on the bank Solicitor panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to call your Bexleyheath conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in Bexleyheath? Why is this being asked of me?
Bexleyheath conveyancing solicitors as well as nationwide property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill no older than three months).
Confirmation of the origin of monies is also necessary in compliance with the money laundering laws as solicitors are duty bound to investigate that the money you are utilising to purchase a property (be it the exchange deposit or the full purchase price if you are buying without a mortgage) has come from an acceptable source (such as employment savings) rather than the fruits of criminal activity.
We are aiming to move house in July. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in Bexleyheath. Conveyancing firm was organised before I stumbled across this site.
On the afternoon of completion you can collect the house keys from your estate agent but this can only happen when the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. After that you can tell the removal men that they can start moving you in. We do not suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Bexleyheath or a firm that specialises in conveyancing in Bexleyheath.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Bexleyheath solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bexleyheath building society branch on various occasions and was reassured it wasn't a problem and they would lend. My Bexleyheath conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend based on their published requirements. Who do I believe?
Provided that the conveyancing practitioner is on the lender approved list, she or he must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Stirling Law several years ago for my conveyancing in Bexleyheath. Now, I need my documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bexleyheath of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am a sole trader planning to lease a unit on a shopping parade. Can you recommend lawyers offering competitive charges for non-domestic conveyancing in Bexleyheath for below 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Bexleyheath, including the sale and acquisition of businesses as well as simply premises. If you are intending to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. Regarding the costs these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or call us so that we may furnish you with a fixed commercial conveyancing calculation.
I have had difficulty in trying to purchase the freehold in Bexleyheath. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a Bexleyheath conveyancing firm who can help.
An example of a Lease Extension case for a Bexleyheath residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired lease term was 76 years.
What makes a Bexleyheath lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in Bexleyheath. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
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A provision to repair to or maintain parts of the building A duty to insure the building
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Coventry Building Society, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.