In what way does my ID and proof of funds have anything to do with my conveyancing in Sprowston? Why is this being asked of me?
It is indeed that case that these requests have nothing to do with conveyancing in Sprowston. However these days you will not be able to complete any conveyancing transaction in the absence handing over evidence of your identity. This usually takes the form of a either your passport or driving licence plus a utility bill. Remember if you are supplying your driving licence as proof of ID it must be both the paper part and photo card part, one is not satisfactory in the absence of the other.
Verification of your source of monies is mandated under Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer must have this information on file. Your Sprowston conveyancing practitioner will require evidence of proof of funds prior to accepting any monies from you into their client account and they may also ask further questions concerning the origin of monies.
I am aiming to move home in November. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Sprowston. Conveyancing lawyer was chosen prior to coming across your site.
On the day of completion you can pick up the keys from your property agent however this should only take place once the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you can tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you locate a residential property solicitor in Sprowston or a lawyer with expertise in conveyancing in Sprowston.
The formalities of my purchase has taken place for my property in Sprowston. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sprowston solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Sprowston postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Sprowston.
Various internet forums that I have frequented warn that are the main reason for obstruction in Sprowston conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Sprowston.
Are there restrictive covenants that are commonly picked up during conveyancing in Sprowston?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Sprowston. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Sprowston is where the house is located. What do you suggest?
Flying freeholds in Sprowston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sprowston 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 Sprowston 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 residence.
I am in need of some leasehold conveyancing in Sprowston. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Sprowston - 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.
I invested in buying a split level flat in Sprowston, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Sprowston with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2104
With only 79 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus professional fees.
The figure 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. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.