What does my ID and proof of funds have anything to do with my conveyancing in Catshill? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Catshill conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility account showing your correct address.
In accordance with Money Laundering Regulations, property lawyers are required to ascertain not just the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to inform the appropriate authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.
We previously instructed conveyancers located in Catshill on the Aldermore solicitor panel. They are now charging me a separate sum for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor is entitled to levy a fee for this. This charge is not dictated by Aldermore but by your Catshill solicitor. Plenty of firms on the Aldermore panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.
I have paid off my mortgage with Santander. I assume I don't need a Catshill conveyancer on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
About to purchase house in Catshill. 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 HSBC 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 Catshill conveyancing practitioner is on the HSBC conveyancing panel.
I used Arc property Solicitors a few years past for my conveyancing in Catshill. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Catshill 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 using a search engine for the words conveyancing in Catshill it brings up numerous property lawyerslocally. With so much choice what is the best way to find the right conveyancer for me?
The ideal way of seeking a suitable conveyancer is through a personal referral, so seek the guidance of friends and those you trust who have bought a property in Catshill or the local estate agent or mortgage broker. Charges for conveyancing in Catshill vary, so it's sensible to secure at least three fee estimates from different law firms. Make sure that you know that the fees are fixed.
Can you provide any top tips for leasehold conveyancing in Catshill from the point of view of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Catshill can be avoided if you instruct lawyers as soon as you market your property and ask them to put together the leasehold information needed by the purchasers’ representatives. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Catshill leases often stipulate that internal structural changes or installing wooden flooring calls for a licence from the Landlord consenting to such alterations. Should you dont have the consents to hand you should not contact the landlord without checking with your lawyer in the first instance. If you hold a share in a the freehold, you should ensure that you have the original share document. Organising a new share certificate is often a lengthy formality and slows down many a Catshill conveyancing transaction. Where a duplicate share certificate is needed, you should approach the company officers or managing agents (if relevant) for this as soon as possible. Many landlords or managing agents in Catshill charge for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Catshill.
I acquired a ground floor flat in Catshill, conveyancing formalities finalised May 1997. Can you work out an approximate cost of a lease extension? Corresponding flats in Catshill with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 yearly. The lease ends on 21st October 2082
With 57 years unexpired we estimate the premium for your lease extension to be between £26,600 and £30,800 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
Me and my wife have just had an offer accepted on our first home in Catshill, and need to get solicitors instructed. We have used the different rating tools and the quotes are from all across the England and Wales. Is it necessary to have a Catshill conveyancer local to our potential new home? I am happy to do everything electronically, but I guess at some stage we will need to visit the property lawyer's office to sign papers?
The solicitor does not have to be in Catshill, but choosing local means that you have the option to attend their offices if required, for instance, if a signature is immediately necessary. Also, a Catshill solicitor is likely to be familiar with local agents and (if the vendor has instructed a local lawyer) with them, which should help smooth the process.