Am I correct in assuming that the fact that my solicitor in Newhaven is not identified on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Newhaven conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in Newhaven? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Newhaven conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility bill showing where you reside.
Under Money Laundering Regulations, conveyancers are obliged by law to validate not just the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to make a disclosure to the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
We had appointed conveyancers locally in Newhaven on the TSB solicitor panel. They are now charging me a separate amount for handling the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. The charge is not set by TSB but by your Newhaven solicitor. Plenty of firms on the TSB panel will levy an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Newhaven property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Planning on purchasing a maisonette in Newhaven. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Newhaven lawyer is on the Nationwide conveyancing panel.
I require expedited conveyancing in Newhaven as I am faced with pressure to sign on the dotted line in less than one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you have the choice not to do searches although no law firm would advise that you don't. With plenty of history conveyancing in Newhaven the following are instances of what can be revealed and therefore impact the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
About to purchase a new build flat in Newhaven. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Newhaven
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan.
I am on look out for some leasehold conveyancing in Newhaven. Before diving in I want to be sure as to the unexpired term of the lease.
If the lease is registered - and 99.9% are in Newhaven - then the leasehold title will always include the short particulars 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 inherited a ground floor flat in Newhaven, conveyancing having been completed March 1997. How much will my lease extension cost? Corresponding properties in Newhaven with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease expires on 21st October 2086
With just 61 years unexpired we estimate the price of your lease extension to range between £18,100 and £20,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.