What does my ID and proof of funds have anything to do with my conveyancing in Stanwell? Is this really necessary?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with before they can accept their conveyancing instruction. The Terms of Engagement that you are required to sign will no doubt stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you refuse to provide identification documents, your lawyer would not be able to act for you.
This question may be naive but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Stanwell. Do I collect the keys to the premises on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Stanwell?
On the day of completion you will not be required to attend the conveyancers office in Stanwell. Your solicitors will transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be able to receive the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
How can we know in advance if a Stanwell conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Stanwell seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.
My offer was accepted on a property in Stanwell on 31/12/2024, valuation was booked five days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying a new build apartment in Stanwell. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Stanwell
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Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Due to the advice of my in-laws I had a survey completed on a house in Stanwell ahead of retaining solicitors. I have been told that there is a flying freehold element to the house. Our surveyor has said that some lenders tend not issue a loan on such a premises.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stanwell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stanwell to see if the conveyancing costs will increase in light of this.
I was pointed in your direction by numerous property agents in Stanwell to locate a solicitor on your site. Is there a financial inducement for Estate Agents to recommend your services over and above alternative conveyancing organisations?
We refuse to give any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Having checked my lease I have discovered that there are only 68 years left on my lease in Stanwell. I now wish to extend my lease but my freeholder is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have used your best endeavours to locate the landlord. For most situations a specialist would be useful to conduct investigations and prepare an expert document to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Stanwell.
I am the proprietor of a second floor flat in Stanwell. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Stanwell conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Stanwell property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The remaining number of years on the lease was 82.93 years.