What does my ID and proof of funds have anything to do with my conveyancing in Silverdale? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms and Conditions that you are required to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to supply ID verification documents, your lawyer can not take you on as a client.
I am planning to acquire a house and need a conveyancing solicitor in Silverdale who is on the HSBC Bank solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for HSBC Bank in certain locations such as Silverdale. We dont recommend any particular firm.
The deeds to our property are lost. The conveyancers who conducted the conveyancing in Silverdale 10 years ago have long since closed. Will I be able to sell the house?
As long as the title is registered the details of your proprietorship will be held by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, identify your house and get current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Silverdale I like with a park and transport links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Silverdale for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
My husband and I are a couple of weeks into a leasehold purchase having been recommend to conveyancers by the local agent to do our conveyancing in Silverdale. I am am extremely dissatisfied with the level of service. Can you you assist me in finding new conveyancers?
They would need to be really bad in order to consider diss instructing them. Has the mortgage been sent? In the event that it has you will need to make them aware of the replacement solicitor and ensure the offer are re-issued. Your new solicitor ideally needs to be on the lenders approved list to avoid supplemental charges and frustration. So that should be your starting point. The search tool can help you find a lender approved conveyancer for your conveyancing in Silverdale
Do you have any top tips for leasehold conveyancing in Silverdale from the point of view of expediting the sale process?
- Much of the delay in leasehold conveyancing in Silverdale can be avoided if you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ conveyancers. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Silverdale state that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such changes. Where you dont have the approvals in place you should not contact the landlord without contacting your lawyer before hand. The majority of landlords or managing agents in Silverdale charge for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Silverdale. If there is a history of any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than ongoing.
I am the registered owner of a ground floor flat in Silverdale, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Silverdale with an extended lease are worth £179,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2082
You have 57 years unexpired the likely cost is going to be between £26,600 and £30,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.