In what way does my ID and proof of funds have anything to do with my conveyancing in Worcester? What am I being asked for?
Worcester conveyancing solicitors as well as nationwide property practitioners accross the UK have a duty under Anti-terror and anti-money-laundering rules to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill no older than three months).
Evidence of source of funds is also required under the money laundering statutes as conveyancers are mandated to investigate that the money you are using to acquire a property (whether it be the deposit for exchange or the full purchase amount if you are a cash purchaser) has originated from a reputable source (such as employment savings) as opposed to the fruits of illegitimate behaviour.
We are aiming to move property in May. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Worcester. Conveyancing lawyer was found before I stumbled across this website.
On the day of completion you can collect the keys from the selling agent but this should only occur once the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be released. You should tell the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you find a conveyancing in Worcester or a lawyer with expertise in conveyancing in Worcester.
I am purchasing a property in Worcester. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Lloyds your lawyer must follow the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not comply with these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Worcester.
I recently had an offer agreed on an apartment in Worcester. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £200. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various online forums that I have frequented warn that are a common cause of hinderance in Worcester conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Worcester.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Worcester. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Worcester
-
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
How easy is it to change conveyancer as I need to instruct a firm on the Bank of Scotland conveyancing panel. I was using a family conveyancing solicitor in Worcester five minutes from me but the firm is not approved by Bank of Scotland
It would be our pleasure to help you select a conveyancing solicitor in Worcester on the Bank of Scotland panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Worcester. In utilising search facility on this site, you can compare charges for conveyancing solicitors in Worcester and beyond.
Estate agents have just been given the go-ahead to market my 2 bed flat in Worcester. Conveyancing has not commenced, however I have just received a yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as you normally would because all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a basement flat in Worcester, conveyancing formalities finalised 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? Equivalent properties in Worcester with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2101
With just 76 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.