What does my ID and proof of funds have anything to do with my conveyancing in Royton? Is this really warranted?
Royton conveyancing solicitors as well as nationwide property practitioners accross the UK have a duty under money laundering regulations to verify the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Utility Bill no more than three months).
Confirmation of the origin of funds is also necessary under the money laundering regulations as conveyancers are duty bound to investigate that the monies you are using to buy a property (be it the exchange deposit or the full purchase monies if you are buying mortgage free) has come from an acceptable source (such as an inheritance) and is not the product of criminal activity.
Will our lawyer be asking questions about flooding as part of the conveyancing in Royton.
Flooding is a growing risk for solicitors dealing with homes in Royton. Some people will buy a house in Royton, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Royton. The standard information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to find out whether the premises has suffered from flooding. If the property has been flooded in past which is not revealed by the vendor, then a buyer may issue a compensation claim stemming from an incorrect reply. A buyer’s conveyancers may also order an enviro report. This should disclose if there is a recorded flood risk. If so, further investigations will need to be carried out.
I opted to have a survey carried out on a property in Royton prior to appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Royton. Conveyancing will be smoother if you use a solicitor in Royton especially if they are accustomed to such properties in Royton.
I need to appoint a conveyancing solicitor for some conveyancing in Royton. I happened to land on a web site which looks to be the ideal answer If it is possible to get all this stuff done via phone that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Back In 2001, I bought a leasehold house in Royton. Conveyancing and Nottingham Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Royton who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Royton conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Royton - Sample of Queries Prior to Purchasing
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Is anyone aware of any major works in the planning that will increase the service charges? What is the length of the lease?
I note that you have a search directory identifying law firms on the bank conveyancing panel. Do Royton conveyancing firms pay you a referral fee if I appoint them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Royton.