Can the conveyancing practitioners Indexed on your site execute auction conveyancing in Lickey End?
There are a few niche practitioners we can connect you with those specialising in auction conveyancing. Lickey End is one of our locations in which our lawyers have a presence.
What does my ID and proof of funds have anything to do with my conveyancing in Lickey End? What am I being asked for?
Lickey End conveyancing solicitors and indeed property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the identity of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill no more than three months).
Confirmation of source of monies is also necessary under the money laundering regulations as solicitors are duty bound to check that the monies you are using to buy a property (whether it be the deposit for exchange or the full purchase monies if you are a cash purchaser) has come from legitimate source (such as employment savings) rather than the product of illegitimate behaviour.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Lickey End?
Two types of professional can carry out conveyancing in Lickey End namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or acquisition of property. They are both duty bound to perform Lickey End conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that the requirements and procedures will be suitably attended to.
I'm the only recipient of my late grandmother’s will and I have everything in my name alone, including the house in Lickey End. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership will be considered the same way as if I'd bought the house in November. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some banks would take a sensible view as this provision is chiefly there to pick up on the purchase and immediately sell or the flipping of property.
I can not work out if my lender requires a lease extension. I have telephoned my Lickey End building society branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Lickey End conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their specific requirements. Who do I believe?
The conveyancer has to follow the CML Handbook section two provisions 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Action Conveyancing several years ago for my conveyancing in Lickey End. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Lickey End of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In my capacity as executor for the will of my uncle I am disposing of a property in Neath but reside in Lickey End. My conveyancer (based 250 kilometers from merequires that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Lickey End to attest this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Lickey End based
What are the frequently found defects that you come across in leases for Lickey End properties?
There is nothing unique about leasehold conveyancing in Lickey End. All leases are drafted differently and drafting errors can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building
You could encounter 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. Lloyds TSB Bank, Virgin Money, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.
I invested in buying a studio flat in Lickey End, conveyancing formalities finalised May 2006. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Lickey End with over 90 years remaining are worth £255,000. The ground rent is £45 per annum. The lease finishes on 21st October 2098
With only 73 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.