In what way does my ID and proof of funds have anything to do with my conveyancing in Thames View? Why is this being asked of me?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Client Care letter that you need to sign should confirm this. Your lender will also require certain documents to be checked. Where you are unwilling to provide ID verification documents, your conveyancer would not be able to accept instructions from you.
Should my lawyer be raising enquiries regarding flooding during the conveyancing in Thames View.
Flooding is a growing risk for solicitors carrying out conveyancing in Thames View. There are those who purchase a house in Thames View, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Thames View. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer may issue a claim for damages stemming from an incorrect answer. The purchaser’s conveyancers may also commission an environmental search. This should disclose if there is a recorded flood risk. If so, additional inquiries should be made.
I purchased a terraced Victorian property in Thames View. Conveyancing solicitor represented me and Coventry Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Thames View and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing lawyer who conducted the conveyancing.
Should I instruct a Thames View conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can deal with the legal work but her office is approximately 350miles away.
The primary upside of using a local Thames View conveyancing practice is that you can pop in to execute documents, deliver your identification documents and apply pressure on them where appropriate. Having local Thames View know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that should surpass using an unknown Thames View conveyancing lawyer just because they are local.
Last February I purchased a leasehold property in Thames View. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have had difficulty in trying to purchase the freehold in Thames View. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Thames View conveyancing firm who can help.
An example of a Lease Extension decision for a Thames View property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The unexpired term as at the valuation date was 61.36 years.
New build sellers have suggested I use a conveyancer and I've obtained a quote from them. They are almost £300 less expensive than my own Thames View solicitor. Should I use them?
Builders frequently have lists of conveyancing practitioners who are quick and who know the developer’s contract and conveyancer. As many developers offer an inducement to select a preferred lawyer for this reason, any increased charges can be avoided and a developer will not suggest a conveyancing warehouse and run the risk of having the conveyancing delayed when they require an exchange within a tight time frame. The argument for not opting for the recommended conveyancing practitioner is that they may be hesitant to fight for your interests for fear of alienating the sellers. Where you have concerns that this may be the situation you should stick with your high street Thames View conveyancer.