What does my ID and proof of funds have anything to do with my conveyancing in Sawston? What am I being asked for?
In order to comply with Money Laundering Regulations any Sawston conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility bill showing where you live.
In accordance with Money Laundering Regulations, conveyancers are required to ascertain not only the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this will lead to your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to notify the appropriate authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
I am assisting my sister sell her house in Sawston. Does the conveyancing solicitor arrange an EPC or should I organise this?
After the abolition of HIPs, EPC’s became a mandatory element of selling a house. An energy performance certificate must be commissioned before the property is marketed. This is not something that solicitors normally arrange. If you are using a Sawston conveyancing lawyer they may be able to arrange energy assessments due to their relationships with long established Sawston assessors
We have a mortgage agreed in principle with Clydesdale. Sawston conveyancing lawyers have been appointed. How long does it take for Clydesdale to send the offer to the lawyer?
There is no definitive answer here. Have Clydesdale done the survey? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being pedantic. The Sawston solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will my conveyancer be asking questions regarding flooding as part of the conveyancing in Sawston.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Sawston. There are those who purchase a house in Sawston, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, however there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Sawston. The standard information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to find out whether the property has historically flooded. If the property has been flooded in past and is not disclosed by the owner, then a buyer could bring a claim for damages resulting from an inaccurate response. A buyer’s solicitors may also commission an enviro report. This will reveal whether there is a recorded flood risk. If so, additional investigations should be conducted.
I used Arc property Solicitors a few years past for my conveyancing in Sawston. Now, I need the files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Sawston of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Sawston is the location of the property. Is there any advice you can give?
Flying freeholds in Sawston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sawston you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sawston may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am on look out for some leasehold conveyancing in Sawston. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
If the lease is registered - and most are in Sawston - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Sawston - Sample of Questions you should consider Prior to Purchasing
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How much is the yearly service fee and ground rent? The answer will be helpful as a) areas may result in problems in the block as the common areas may begin to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will want to have all the details Who manages the block?