In what way does my ID and proof of funds have anything to do with my conveyancing in New Southgate? Is this really necessary?
In order to comply with Money Laundering Regulations any New Southgate conveyancing firm will require proof of identity in all conveyancing transactions. This is usually satisfied by provision of a passport and an original bank statement or utility account evidencing where you live.
In accordance with Money Laundering Regulations, property lawyers are required to check not simply the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. Refusal to disclose this may lead to your conveyancer cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to inform the relevant authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
Is it the case that all New Southgate CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
A selection of banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I am selling my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being pedantic. The New Southgate solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After what seems like an age I have had an offer on a flat in New Southgate agreed to, the owners do nevertheless have a tied purchase. The vendors have put an offer on on an apartment, but it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have instructed a high street conveyancing solicitor in New Southgate. What should be my next step? When should I get the mortgage application with TSB started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, New Southgate conveyancing search charges, etc). First, you should check that your solicitor is on the TSB approved list. Regarding the subsequent phase this very much dictated by the specifics of your case, motivation for this property and on the state of the market. During a buoyant market many purchasers would apply for the mortgage with TSB and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with searches.
I require fast conveyancing in New Southgate as I have a deadline to sign on the dotted line inside one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not getting a home loan you have the choice not to have searches carried out although no lawyer would recommend that you don't. With plenty of history conveyancing in New Southgate the following are examples of what can appear and adversely impact future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...
How can the Landlord & Tenant Act 1954 affect my commercial premises in New Southgate and how can you help?
The particular law that you refer to provides a safeguard to commercial tenants, granting the dueness to make a request to court for a new tenancy and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. New Southgate is one of our many locations in which our lawyers are located
I’m about to sell my garden apartment in New Southgate. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal because all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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. This will smooth the conveyancing process.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a New Southgate conveyancing firm to act on my behalf?
if there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.
An example of a Freehold Enfranchisement case for a New Southgate premises is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case related to 2 flats. The unexpired residue of the current lease was 70.31 years.
What is the reason for my property lawyer requiring numerous items of identification before I can proceed with my conveyancing in New Southgate?
New Southgate property lawyers are required by the Law Society, SRA, HM Land Registry and current AML legislation to record that the have checked the identity of their clients. It will also be a requirement of your bank if you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.