In what way does my ID and proof of funds have anything to do with my conveyancing in Bow? Is this really warranted?
To satisfy the Money Laundering Regulations any Bow conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually satisfied by provision of a passport and an original bank statement or utility account evidencing where you live.
In accordance with Money Laundering Regulations, conveyancers are duty bound to investigate not only the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may result in your conveyancer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the appropriate authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.
I am downsizing from our home in Bow and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing firm as opposed to a conveyancing solicitor in Bow. We have lived in Bow for 5 years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Bow is the location of the property. Is there any advice you can impart?
Flying freeholds in Bow are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bow you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bow may decide 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 property.
My husband and I are 3 weeks into a residential purchase having been recommend to solicitors by the local agent to do our conveyancing in Bow. We are not happy. Could you you assist me in finding new conveyancers?
A solicitor would need to be really bad to suggest diss instructing them. Has your mortgage been issued? In the event that it has you will need to inform them of the new contact details and have the mortgage documents are re-sent. Your solicitor ideally needs to be on the lenders approved list to avoid supplemental fees and delays. That should be your first question of the new solicitors. Our find a solicitor tool should help you find a bank approved solicitor for your home move in Bow
Having had my offer accepted I require leasehold conveyancing in Bow. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and most are in Bow - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Bow conveyancing firm to help?
You certainly can. We can put you in touch with a Bow conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Bow property is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.
Should one as executor remove a departed person's name from the title register for a property in Bow?
If a Bow property is co-owned and one of the owners dies, the name will not immediately be removed from the title deeds. You are not required to remove their name as when it comes to a disposal you would simply be required to evidence why the other owner is missing from the transfer, such as the probate documents.
With the aim of making the sale conveyancing smoother in the future you can arrange to have the deceased person erased from the title register by applying to HMLR with proof of the death. There is no land registry fee payable.