What does my ID and proof of funds have anything to do with my conveyancing in Calcot? Why is this being asked of me?
Calcot conveyancing solicitors and indeed property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to produce two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Utility Bill less than 3 months old).
Proof of source of monies is also necessary under the money laundering laws as conveyancers are obliged to ensure that the funds you are using to buy a property (be it the exchange deposit or the full purchase price where you are buying mortgage free) has originated from legitimate source (such as employment savings) as opposed to the proceeds of illegitimate activity.
We just had an offer accepted to buy with Coventry BS. We have called around locally but cant to find a Calcot conveyancing firm on the Coventry BS panel. Can you help?
You should make use of the find a conveyancing panel solicitor tool on this web page. Please choose the mortgage company and type Calcot or your location and you will see numerous solicitors offices in Calcot or nearest you.
I am the sole beneficiary of my late father’s estate with all property in now in my sole name, including the house in Calcot. The Calcot property was put into my name in September. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership may be treated the same way as though I had purchased the house in September. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Most mortgage companies would take a pragmatic view as this provision is primarily there to capture subsales or the wholesaling and assigning of property.
Is it correct that all Calcot CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I am purchasing a property in Calcot. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that you are obtaining a mortgage with HSBC your lawyer must comply with the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Calcot.
My wife and I have a 4 bedroom Victorian property in Calcot. Conveyancing solicitor represented me and Santander. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Calcot and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
I am buying a new build apartment in Calcot. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Calcot
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I have just started marketing my garden apartment in Calcot.Conveyancing solicitors are to be appointed soon but I have recently had a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the maintenance contribution as normal because all rents and service payments will be apportionedas part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process