In what way does my ID and proof of funds have anything to do with my conveyancing in Rocester? Is this really necessary?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identification documents of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms and Conditions that you need to sign should confirm this. Your lender will also require certain documents to be viewed. Where you refuse to hand over ID verification documents, your lawyer will not be able to take you on as a client.
is it true that all Rocester solicitors on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
We have a mortgage agreed in principle with Barclays. Rocester conveyancing practitioners were selected. How long does it take for Barclays to issue the offer to the conveyancer?
Some lenders take longer than others. Have Barclays done the survey? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My wife and I are spending time looking at apartments in Rocester and I am now considering a potential offer. Should I already have a conveyancer appointed at this stage? I will be getting a home loan with Bank of Ireland.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
3 months have elapsed since my purchase conveyancing in Rocester took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey done on a property in Rocester in advance of retaining conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend not issue a loan on such a property.
It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rocester. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it best to choose a Rocester conveyancing lawyer based in the area that I am purchasing? We have a good friend who can execute the legal formalities but her office is a couple of hundredmiles drive away.
The benefit of a local Rocester conveyancing practice is that you can pop in to execute documents, present your identification documents and pester them where appropriate. They will also have local knowledge which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were content that should trump using an unknown Rocester conveyancing solicitor solely due to them being based in the area.
If all goes to plan we aim to complete our sale of a £175,000 maisonette in Rocester next week. The management company has quoted £324 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Rocester?
Rocester conveyancing on leasehold apartments ordinarily involves fees being levied by managing agents :
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Addressing pre-contract questions
Where consent is required before sale in Rocester
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Rocester Conveyancing for Leasehold Flats - Sample of Queries before buying
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Can you inform me if there are any major works in the planning that will likely add a premium to the service charges? How many of the leaseholders are in arrears for their service charge payments? It would be wise to discover as much as you can regarding the company managing the building as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to every day issues such as the upkeep of the common parts. Enquire of prospective neighbours whether they are happy with them. On a final note, be sure you understand the dates that you are obliged pay the service charge to the appropriate party and precisely how they are spending the funds.