I can't travel far from Cuffley. What is the rationale as to why all Cuffley property lawyers are not on all bank panels?
Pre- 2008 most banks exhibited an attitude to risk which is different from today. The Financial Services Authority in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the solicitors on your panel. Accordingly, banks have since requiredmore information from law firms about their processes and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum volume of transactions the mortgage companies required.
In what way does my ID and proof of funds have anything to do with my conveyancing in Cuffley? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with before they can accept their conveyancing retainer. The Terms of Engagement that you need to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to supply ID verification documents, your conveyancer would not be able to accept instructions from you.
Me and my brother purchased a 4 bedroom Georgian house in Cuffley. Conveyancing practitioner acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cuffley and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
Just had an offer accepted on a new build apartment in Cuffley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cuffley
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
My husband and I are novice buyers - had an offer accepted, but the estate agent has warned us that the owners will only issue a contract if we use their recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Cuffley
It is improbable the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to appoint your preferred Cuffley conveyancing lawyers - as opposed tothe ones that will earn the negotiator at the agency a commission or hit his conveyancing thresholds pre-set by HQ.
Your search tool is useful but there are many lawyers listed near Cuffley being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the bank approved panel?
We are not in the business of recommending one firm above another as the right Cuffley conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Cuffley knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..