What does my ID and proof of funds have anything to do with my conveyancing in Lickey End? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Client Care letter that you are required to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to supply identification documents, your conveyancer would not be able to accept instructions from you.
We have a mortgage agreed in principle with Yorkshire BS. Lickey End conveyancing lawyers are appointed. How long does it take for Yorkshire BS to forward the offer to the lawyer?
Some lenders take longer than others. Have Yorkshire BS done the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Lickey End building society branch on numerous occasions and was advised it wasn't an issue and they would lend. My Lickey End conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their specific requirements. Who do I believe?
As long as the conveyancer is on the lender panel, she or he must comply with the Council of Mortgage Lenders’ Handbook requirements for the 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
At last I have had an offer on a maisonette in Lickey End accepted, but there is a chain. The vendors have placed an offer on a flat, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in Lickey End. What should be my next step? At what stage do I apply for the mortgage with Co-operative?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Lickey End conveyancing search fees, etc). First, you must check that your conveyancer is on the Co-operative approved list. As to the next stages this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. In a rising market the majority of buyers would apply for the mortgage with Co-operative and pay for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Lickey End.
A colleague advised me that where I am buying in Lickey End I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Lickey End conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Lickey End around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Lickey End Education with maps and statistics, Local Amenities and other useful data about Lickey End.
Taking into account that I am about to spend over three hundred thousand on a two bedroom apartment in Lickey End I would like to have a conversation with the solicitor about mytransaction ahead of instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be conducting your conveyancing in Lickey End.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Lickey End should be the amount on the final invoice that you are charged.
I am in need of some leasehold conveyancing in Lickey End. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
Assuming the lease is registered - and most are in Lickey End - 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.
I invested in buying a 1st floor flat in Lickey End, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Lickey End with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2077
You have 52 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
I am an executor of my recently deceased mother’s Will, with a property in Lickey End which is to be sold. The property has never been registered at the Land Registry and I'm told that many estate agents will insist that it is completed before they'll proceed. What's the mechanism for this?
In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.