We are soon to complete on the purchase of a house in Henllan but as a result of damage from some water damage at the property I have was able negotiate recompense from the current proprietors in the sum of £3k by way of a deduction in the price. This was going to be addressed as part of a side agreement but Bank of Ireland will not agree to this. Should they have been involved?
Your conveyancer being on the Bank of Ireland conveyancing panel is required to inform Bank of Ireland of any variations to the purchase price. If you prohibit your solicitor to disclose the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new lawyer for your conveyancing in Henllan.
In what way does my ID and proof of funds have anything to do with my conveyancing in Henllan? What am I being asked for?
It is indeed that case that these requests have nothing to do with conveyancing in Henllan. Nowadays you can not proceed with any conveyancing process in the absence supplying proof of your identity. This usually takes the form of a either your passport or driving licence as well as a bank statement. Please note that if you are providing your driving licence as proof of identification it must be both the paper section as well as the photo card part, one is not sufficient in the absence of the other.
Evidence of your origin of money is mandated in accordance with the Money Laundering Regulations. Please do not be offended when when this is requested of you as your conveyancing solicitor must have this information on file. Your Henllan conveyancing lawyer will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they should also ask further questions regarding the source of funds.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who handled the conveyancing in Henllan 5 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to hold title official documentation to prove you own the land or premises, as the Land Registry hold details of all registered land or property electronically.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Henllan. Conveyancing is necessary evil 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 legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Henllan
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Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
How does the Landlord & Tenant Act 1954 impact my business offices in Henllan and how can your lawyers assist?
The 1954 Act affords a safeguard to business tenants, giving them the right to make a request to court for a renewal lease and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Henllan
Estate agents have just been given the go-ahead to market my garden flat in Henllan. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as usual as all rents and service invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Henllan Leasehold Conveyancing - Examples of Questions you should ask before buying
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Its a good idea to find out as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to day to day matters such as the upkeep of the communal areas. Ask other people what they think of them. Finally, find out the dates that the service charges are due to the appropriate party and specifically what it includes. Are any of leasehold owners in dispute over their service charge payments?