What does my ID and proof of funds have anything to do with my conveyancing in Royston? Is this really necessary?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms and Conditions that you are required to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you are unwilling to hand over ID verification documents, your conveyancer would not be able to accept instructions from you.
I am considering remortgaging my home in Royston, does my lawyer have to be on the HSBC Conveyancing panel?
In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I am assisting my sister sell her flat in Royston. Does the conveyancing solicitor commission the EPC or should I organise this?
After the demise of HIPs, energy assessments was retained a required element of moving house. An energy performance certificate should be commissioned before the property is marketed. This is not as aspect of the sale process that solicitors ordinarily organise. Where you are using a Royston conveyancing practitioner they might be able to arrange energy performance certificates given their contacts with long established local providers
We are planning to move property in May. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Royston. Conveyancing firm was found prior to coming across this page.
On the day of completion you can collect the house keys from your selling agent however this should only take place after the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be handed over. You can inform the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a residential property solicitor in Royston or a firm with expertise in conveyancing in Royston.
Leeds Building Society have agreed my home loan in principle, my bid on a property in Royston has been accepted, now what?
Your estate agent will wish to be informed of your lawyer's details (ensure that the conveyancers are on the lender’s panel). Call up Leeds Building Society or your broker and finalise any relevant documentation. Leeds Building Society will appoint a valuer who will get in contact with the selling agent or seller to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Leeds Building Society will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Royston.
I am close to exchanging contracts on the sale of our house in Royston and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Royston. We have lived in Royston for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Is it simple use the search app to find a conveyancing lawyer in Royston on the approved list for my lender?
Step one is to select a lender such as Santander, The Royal Bank of Scotland or Godiva Mortgages Ltd then specify your preferred area a common one being Royston. Conveyancing organisations in Royston and nationally should be identified.
Estate agents have just been given the go-ahead to market my ground floor flat in Royston. Conveyancing is yet to be initiated, but I have recently received a quarterly service charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the maintenance contribution as usual as all rents and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a leasehold flat in Royston, conveyancing was carried out July 2012. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Royston with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2081
With just 55 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.