In what way does my ID and proof of funds have anything to do with my conveyancing in Headley? What am I being asked for?
In order to comply with Money Laundering Regulations any Headley conveyancing firm will require proof of identity in all conveyancing matters. This is usually satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.
Under Money Laundering Regulations, conveyancers are obliged by law to validate not only the identity of conveyancing clients but also the source of monies that they receive in respect of any matter. Refusal to disclose this may lead to your conveyancer terminating 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 believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
My wife and I purchasing a 3 bedroom semi in Headley. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include checks to see if these alterations are permitted?
Your solicitor will check the registered title as conveyancing in Headley can occasionally identify restrictions in the title deeds which restrict categories of changes or require the consent of another owner. Many extensions require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
The formalities of my purchase has taken place for my property in Headley. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Headley bank branch on numerous occasions and was told they are content with the situation and they will lend. My Headley conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will my solicitor be asking questions about flooding during the conveyancing in Headley.
Flooding is a growing risk for solicitors dealing with homes in Headley. There are those who acquire a house in Headley, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a number of checks that can be carried out by the purchaser or by their conveyancers which will figure out the risks in Headley. The conventional set of property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to find out whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the seller, then a buyer could bring a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers may also carry out an enviro search. This will disclose whether there is any known flood risk. If so, additional inquiries will need to be made.
I used Stirling Law a few years ago for my conveyancing in Headley. Now, I need the documents but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Headley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Headley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Headley
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. 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. Please confirm the Lease plans are surveyor prepared.
I am a negotiator for a busy estate agent office in Headley where we have experienced a few flat sales derailed as a result of leases having less than 80 years remaining. I have been given contradictory information from local Headley conveyancing firms. Could you confirm whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Headley Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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This question is helpful as a) areas can result in problems for the block as the common areas may start to deteriorate where repairs are not paid for b) if the tenants have a dispute with the running of the building you will want to have complete disclosure How is the lease structured? In the main the cost for major works tend not to be wrapped into the service charges, albeit that there some managing agents in Headley require leaseholders to contribute towards a sinking fund created for the specific intention of establishing a fund for larger repairs or maintenance.