I am expecting a mortgage with Nat West. I intend to instruct a Licensed Conveyancer in Temple Fortune. Does the Nat West Conveyancing panel include Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
In what way does my ID and proof of funds have anything to do with my conveyancing in Temple Fortune? Why is this being asked of me?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Temple Fortune. However these days you will not be able to proceed with any conveyancing process if you have not handing over proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are providing your driving licence as evidence of identification it needs to be both the paper part and photo card part, one is not acceptable without the other.
Evidence of the origin of funds is required under Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancing solicitor must retain this information on record. Your Temple Fortune conveyancing solicitor will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask further queries concerning the origin of funds.
Having spent time researching online forums for an online lawyer in Temple Fortune, many advise that I must look for a CQS accredited lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol It includes numerous companies who execute conveyancing in Temple Fortune.
Are there restrictive covenants that are commonly picked up during conveyancing in Temple Fortune?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Temple Fortune. 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 house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Temple Fortune is where the house is located. Can you shed any light on this issue?
Flying freeholds in Temple Fortune are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Temple Fortune you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Temple Fortune may determine 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 premises.
I am employed by a long established estate agent office in Temple Fortune where we see a few leasehold sales put at risk due to short leases. I have received conflicting advice from local Temple Fortune conveyancing solicitors. Can you clarify whether the vendor of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a second floor flat in Temple Fortune. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
in cases where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to calculate the price payable.
An example of a Lease Extension matter before the tribunal for a Temple Fortune property is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case was in relation to 1 flat. The unexpired lease term was 76 years.