What does my ID and proof of funds have anything to do with my conveyancing in Greenwich? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Greenwich conveyancing firm will require proof of identity in all conveyancing matters. This is usually dealt with by provision of a passport and an original bank statement or utility account showing where you reside.
In accordance with Money Laundering Regulations, conveyancers are required to validate not simply 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 result in your conveyancer ending their relationship 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 believe that any amounts received by them may contravene the Money Laundering Regulations.
I am purchasing a victorian detached house in Greenwich. We would like to convert the garage to an office at the house.Will legal conveyancing on the property include checks to see if these works are permitted?
Your property lawyer should review the deeds as conveyancing in Greenwich can sometimes identify restrictions in the title documents which prohibit categories of works or require the consent of another owner. Some extensions require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I happen to be the sole beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Greenwich. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as though I had purchased the property in June. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view lenders take of it, depend on the bank as this obligation primarily exists to capture subsales or the wholesaling and assigning of property.
Does a directory service exist listing Leeds Building Society panel solicitors in Greenwich on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings visible on the web. If you are seeking to appoint a Greenwich lawyer on the Leeds Building Society please use our facility.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Greenwich. Conveyancing is necessary evil 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 are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Greenwich
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Please confirm the Lease plans are architect prepared. 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.
In my capacity as executor for the will of my grandmother I am selling a property in Neath but reside in Greenwich. My lawyer (who is 250 kilometers awayneeds me to sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Greenwich to attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Greenwich based
I've recently bought a leasehold property in Greenwich. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
My wife and I have hit a brick wall in negotiating a lease extension in Greenwich. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Greenwich conveyancing firm who can help.
An example of a Lease Extension decision for a Greenwich premises is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The unexpired residue of the current lease was 72 years.
My wife and I have chosen a Greenwich conveyancing solicitor for our house purchase (novice purchasers) and have spotted in the engagement letter that they are not regulated by the FCA. Need I be worried or is that the norm with conveyancer?
We can't see why they should be. Most lawyer don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who set stringent conditions covering amounts held by them.