What does my ID and proof of funds have anything to do with my conveyancing in Wadebridge? Is this really necessary?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Wadebridge. However these days you will not be able to proceed with any conveyancing process without first handing over proof of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a council tax 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 satisfactory in the absence of the other.
Verification of your origin of money is necessary in accordance with the Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancer must have this information on file. Your Wadebridge 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 additional queries concerning the source of monies.
Are the BSA intent on creating a searchable register to list law firms on the Coventry BS conveyancing panel for instance in Wadebridge?
We have not been informed any plans on the part of the BSA to develop such a register.
I am buying a 4 bedroom semi-detached house in Wadebridge. We would like to carry out a loft conversion at the house.Will the conveyancing process involve checks to see if these alterations were previously refused?
Your solicitor should check the deeds as conveyancing in Wadebridge will sometimes identify restrictions in the title deeds which prevent categories of works or require the consent of another owner. Some works call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
My partner and I have arranged the release of further funds on our mortgage from Lloyds as we intend to carry out a loft conversion to our house in Wadebridge. Do we need to choose a high street Wadebridge solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wadebridge solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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. You may wish to consider appointing your own Wadebridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Is it necessary to take out insurance to address the risk of chancel repairs when acquiring a house in Wadebridge?
Unless a previous acquisition of the property took place after 12 October 2013 you could assume that solicitors handling conveyancing in Wadebridge to remain recommending a chancel search and or insurance against a claim.
I have been on the look out for a flat up to £195,000 and found one round the corner in Wadebridge I like with a park and station nearby, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Wadebridge suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I own a leasehold flat in Wadebridge. Conveyancing and Barclays Direct mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Wadebridge who previously acted has now retired. Do I pay?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Wadebridge conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a 1 bedroom flat in Wadebridge, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Wadebridge with a long lease are worth £185,000. The ground rent is £65 per annum. The lease expires on 21st October 2086
With only 60 years unexpired we estimate the price of your lease extension to be between £20,000 and £23,000 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.