In what way does my ID and proof of funds have anything to do with my conveyancing in Rugby? Why is this being asked of me?
Rugby conveyancing solicitors as well as nationwide property practitioners accross the UK have an obligation under money laundering regulations to check the identity of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).
Evidence of source of monies is also required under the money laundering laws as solicitors are obliged to ensure that the monies you are utilising to acquire a property (be it the exchange deposit or the full purchase monies where you are a cash purchaser) has originated from a reputable source (such as an inheritance) rather than the product of criminal activity.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial premises in Rugby?
Its becoming the norm that commercial conveyancing solicitors in Rugby will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Rugby. The search result sets out 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 Rugby.
For every commercial conveyancing transaction in Rugby it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Rugby commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Rugby.
I used Stirling Law a few years ago for my conveyancing in Rugby. I now require my file however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rugby of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a leasehold apartment up to £305k and identified one near me in Rugby I like with open areas and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Rugby suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a mortgage that many years may be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
I am looking for a conveyancing lawyer in Rugby for my remortgage. Is there any facility to review a firm’s complaints history with the legal regulator?
One may see published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could monitor call for training reasons.
Do you have any top tips for leasehold conveyancing in Rugby with the purpose of expediting the sale process?
- Much of the delay in leasehold conveyancing in Rugby can be reduced where you instruct lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation needed by the purchasers’ conveyancers. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Rugby state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord approving such works. Where you dont have the paperwork in place do not communicate with the landlord without contacting your lawyer in the first instance. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved. If you hold a share in a the freehold, you should ensure that you are holding the original share document. Obtaining a re-issued share certificate is often a lengthy formality and frustrates many a Rugby home move. If a reissued share is required, do contact the company officers or managing agents (where applicable) for this sooner rather than later. The majority of freeholders or Management Companies in Rugby charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Rugby.
I bought a studio flat in Rugby, conveyancing having been completed December 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Rugby with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2092
With only 67 years unexpired the likely cost is going to span between £10,500 and £12,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.