Would the conveyancing practitioners identified through your search tool carry out auction conveyancing in Staffordshire?
We know of a few auction practitioners we can connect you with those conducting auction conveyancing. Staffordshire is just one of the many areas of where our lawyers have offices.
What does my ID and proof of funds have anything to do with my conveyancing in Staffordshire? Is this really warranted?
It is indeed that case that the requirement set out by your solicitor has nothing to do with conveyancing in Staffordshire. Nowadays you can not proceed with any conveyancing transaction if you have not submitting evidence of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Please note that if you are supplying your driving licence as proof of ID it needs to be both the paper element and photo card part, one is not satisfactory without the other.
Proof of the origin of funds is mandated in accordance with the Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancer will need to retain this information on file. Your Staffordshire conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any money from you into their client account and they will also ask further queries regarding the origin of monies.
Is it the case that all Staffordshire CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved practices?
A selection of lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
We are getting a further advance on our mortgage from Aldermore as we intend to conduct improvements to our house in Staffordshire. Are we obliged to choose a nearby Staffordshire solicitor on the Aldermore conveyancing panel to deal with the legals?
Aldermore don't usually instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being difficult. The Staffordshire solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
What will a local search tell me about the property my wife and I buying in Staffordshire?
Staffordshire conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search is essential in every Staffordshire conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I have justbeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Staffordshire for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Staffordshire conveyancing specialists.
Are there common defects that you encounter in leases for Staffordshire properties?
Leasehold conveyancing in Staffordshire is not unique. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:
-
A provision to repair to or maintain elements of the property
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Chelsea Building Society, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.
I purchased a studio flat in Staffordshire, conveyancing formalities finalised in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Staffordshire with over 90 years remaining are worth £206,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2091
With 66 years remaining on your lease we estimate the price of your lease extension to be between £12,400 and £14,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.