In what way does my ID and proof of funds have anything to do with my conveyancing in Fishponds? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Fishponds conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing where you reside.
In accordance with Money Laundering Regulations, conveyancers are duty bound to check not only the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this will lead to your solicitor ending their retainer 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 consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
I am in the process of refinancing my apartment in Fishponds, does my lawyer have to be on the Coventry BS Conveyancing panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
My partner and I have arranged the release of further monies on our home loan from Clydesdale as we wish to conduct renovations to our home in Fishponds. Do we need to choose a high street Fishponds solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale do not ordinarily require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I am expecting a DIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Fishponds solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Fishponds solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Bank of Ireland have agreed my home loan in principle, my offer on a property in Fishponds has been agreed to, now what?
Your property agent will want to be advised as to your solicitor's details (be sure the conveyancers are on the lender’s panel). Contact Bank of Ireland or the financial adviser and finish off any outstanding forms. Bank of Ireland will instruct a valuer who will get in contact with the selling agent or seller to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Bank of Ireland will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Fishponds.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Fishponds. 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 legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Fishponds
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I have been on the look out for a ground for flat up to £305k and identified one near me in Fishponds I like with open areas and transport links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Fishponds for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
What can I do to find out who is the owner of a property in Fishponds?
Provided the premises is recorded at HMLR, and you have the information of the address of the premises, you should be able to view results from the the Land Registry of the recorded proprietor for a a minimal charge.