What does my ID and proof of funds have anything to do with my conveyancing in Borehamwood? Is this really warranted?
Borehamwood conveyancing solicitors as well as nationwide property lawyers accross the UK have a duty under Anti-terror and anti-money-laundering rules to verify the identity of any client in order to ensure that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill less than 3 months old).
Proof of the origin of funds is also required under the money laundering statutes as lawyers are duty bound to check that the monies you are using to purchase a property (be it the exchange deposit or the full purchase amount where you are buying without a mortgage) has come from an acceptable source (such as employment savings) rather than the product of criminal activity.
is it true that all Borehamwood solicitors on the Nationwide conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the SRA. The majority of lenders do allow licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Borehamwood solicitor on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Borehamwood. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
My relative recommended that where I am purchasing in Borehamwood I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Borehamwood conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Borehamwood around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Borehamwood Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Borehamwood Education with plans and statistics, Local Amenities and other useful data concerning Borehamwood.
I'm purchasing my first flat in Borehamwood benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about the side-deal as it will put at risk my mortgage with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to change solicitor as I need to instruct a firm on the Chelsea Building Society conveyancing panel. I instructed a family conveyancing solicitor in Borehamwood five minutes from me but the firm is not accepted by Chelsea Building Society
We will our best to assist in finding you a conveyancing solicitor in Borehamwood on the Chelsea Building Society panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Borehamwood. In making use of search facility on this page, you can contrast fees for conveyancing solicitors in Borehamwood and throughout England and Wales.
We expect to complete the disposal of our £300,000 garden flat in Borehamwood in 5 days. The management company has quoted £324 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Borehamwood?
Borehamwood conveyancing on leasehold flats normally requires the buyer’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries most will be content to do so. They are entitled to levy a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is above £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that you have no choice but to pay whatever is requested of you if you want to sell the property.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Borehamwood conveyancing firm to represent me?
Absolutely. We are happy to put you in touch with a Borehamwood conveyancing firm who can help.
An example of a Lease Extension case for a Borehamwood flat is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case affected 1 flat. The number of years remaining on the existing lease(s) was 71.73 years.