In what way does my ID and proof of funds have anything to do with my conveyancing in North Ockendon? Is this really necessary?
To satisfy the Money Laundering Regulations any North Ockendon conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.
In accordance with Money Laundering Regulations, property lawyers are required to check not only the ID of conveyancing clients but also the origin of monies that they receive in respect of any matter. Refusal to disclose this will lead to your conveyancer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to notify the relevant authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial site in North Ockendon?
Many commercial conveyancing solicitors in North Ockendon will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in North Ockendon. The report provides 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 North Ockendon.
For each commercial conveyancing transaction in North Ockendon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to North Ockendon commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in North Ockendon.
I'm buying my first flat in North Ockendon with a mortgage from Clydesdale. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about the extras as it will impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Do I need to be concerned that brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street North Ockendon conveyancing practice?
As is the case with many service providers, often referrals from connections can be worth their weight in gold. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and banks might all put forward solicitors to instruct. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are free to select your preferred conveyancer. However, bear in mind that many mortgage providers operate an approved list of law firms you are obliged to use for the mortgage aspect of your conveyancing.
As co-executor for the will of my grandmother I am disposing of a property in Cardiff but live in North Ockendon. My lawyer (who is 200 miles from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in North Ockendon to attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are based in North Ockendon
Harry (my fiance) and I may need to rent out our North Ockendon garden flat temporarily due to a career opportunity. We used a North Ockendon conveyancing firm in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Notwithstanding that your last North Ockendon conveyancing lawyer is not available you can check your lease to see if you are permitted to let out the premises. The rule is that if the deeds are silent, subletting is permitted. There may be a precondition that you need to obtain consent via your landlord or some other party in advance of subletting. This means you not allowed to sublet in the absence of first obtaining permission. The consent must not not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I have given up trying to reach an agreement for a lease extension in North Ockendon. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We are happy to put you in touch with a North Ockendon conveyancing firm who can help.
An example of a Lease Extension decision for a North Ockendon premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term was 57.5 years.