What does my ID and proof of funds have anything to do with my conveyancing in Ickenham? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Ickenham. Nowadays you can not proceed with any conveyancing process without first handing over evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a utility bill. Remember if you are supplying your driving licence as proof of identification it must be both the paper section and photo card part, one is not acceptable in the absence of the other.
Proof of your origin of monies is necessary in accordance with the Money Laundering Regulations. Please do not be offended when when this is requested of you as your conveyancing solicitor will need to have this information on file. Your Ickenham conveyancing solicitor will require evidence of proof of funds before they are able to accept any monies from you into their client account and they will also ask additional questions concerning the source of funds.
We had appointed conveyancers based in Ickenham on the Nationwide solicitor approved list. They have just invoiced me a supplemental amount for handling the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer can levy a fee for this. This fee is not set by Nationwide but by your Ickenham solicitor. Numerous firms on the Nationwide panel will quote ’dealing with mortgage’ fee and others do not.
My wife and I are spending time viewing houses in Ickenham and I am now considering a potential offer. Is it best to have my conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Lloyds.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my remortgage has taken place for my property in Ickenham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Do commercial conveyancing searches disclose planned roadworks that may impact a commercial land in Ickenham?
Its becoming the norm that commercial conveyancing solicitors in Ickenham will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Ickenham. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ickenham.
For every commercial conveyancing transaction in Ickenham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Ickenham commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Ickenham.
In my capacity as executor for the estate of my aunt I am selling a house in Swansea but reside in Ickenham. My lawyer (approximately 300 kilometers awayrequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Ickenham who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Ickenham
We have reached the end of our tether in trying to purchase the freehold in Ickenham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Ickenham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Ickenham property is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case related to 1 flat. The unexpired term was 53.26 years.
When it comes to leasehold conveyancing in Ickenham what are the most frequent lease defects?
There is nothing unique about leasehold conveyancing in Ickenham. Most leases are drafted differently and drafting errors can sometimes mean that certain clauses are missing. The following missing provisions could result in a defective lease:
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Maintenance charge proportions which don’t add up to the correct percentage
You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Bank of Scotland, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.
Our financial adviser has recommended their lawyer for our conveyancing in Ickenham - Is it not simpler easier to just use them?
You need to establish if the estate agent is recommending a conveyancer or introducing to a conveyancing practitioner. There are plenty of Ickenham selling agents who recommend two or three Ickenham conveyancing firms purely based on those lawyers offering a great service.