What does my ID and proof of funds have anything to do with my conveyancing in Garston? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Garston 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 your correct address.
Under Money Laundering Regulations, conveyancing solicitors are duty bound to investigate not simply the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to inform the relevant authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.
we are a couple who are purchasing a newbuild apartment in Garston with a residential mortgage from Aldermore.We like our Garston conveyancing lawyer but Aldermore advised that her practice is not listed on their approved list of member firms. It seems we have no choice but to instruct a Aldermore panel solicitor or retain our preferred solicitor and fork out for a Aldermore panel lawyer to act for them. This seems very unfair; Can we not simply insist that Aldermore use our lawyer?
No, not really. The home loan offered to you contains terms and conditions, a common one being that lawyers needs to be on the Aldermore approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Aldermore
Should our lawyer be making enquiries about flooding as part of the conveyancing in Garston.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Garston. Some people will acquire a house in Garston, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that can be initiated by the buyer or by their solicitors which will figure out the risks in Garston. The standard property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover if the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer could issue a compensation claim resulting from an misleading answer. A purchaser’s solicitors may also carry out an enviro search. This should indicate if there is any known flood risk. If so, additional investigations should be made.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Garston and how can you help?
The particular law that you refer to gives protection to commercial leaseholders, granting the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Garston
My husband and I are FTB’s - agreed a price, but the agent advised that the owners will only move forward if we appoint the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Garston
It is highly unlikely the owners are driving this. Should the seller require ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make sure they understand (a)you are genuine buyers (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Garston conveyancing solicitors - as opposed tothe ones that will give their estate agent a introducer fee or hit his conveyancing targets demanded by HQ.
I am on look out for some leasehold conveyancing in Garston. Before I get started I would like to find out the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Garston - then the leasehold title will always include the basic details 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.
Garston Leasehold Conveyancing - Sample of Queries before buying
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Is the freehold owned collectively by the leaseholders? How many of the leaseholders are in arrears for their service charge payments? Who takes charge for maintaining and repairing the building?