What does my ID and proof of funds have anything to do with my conveyancing in Bromham? What am I being asked for?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the ID of the potential client they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms of Engagement that you are required to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to provide ID verification documents, your solicitor would not be able to accept instructions from you.

I am assisting my step-mother sell her house in Bromham. Will the conveyancer commission the EPC or do I organise this?

After the abolition of HIPs, energy assessments was maintained a mandatory element of selling a property. An energy performance certificate should be to hand before the property is advertised. It is not as aspect of the sale process that law firms normally arrange. If you are instructing a Bromham conveyancing lawyer they may help arrange energy performance certificates due to their contacts with reputable local energy assessors

My solicitor has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Bromham conveyancing?

The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I have paid off my mortgage with TSB. I assume I don't need a Bromham lawyer on the TSB panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

Will my solicitor be asking questions regarding flooding during the conveyancing in Bromham.

Flooding is a growing risk for conveyancers dealing with homes in Bromham. Plenty of people will purchase a property in Bromham, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, but there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Bromham. The standard completed inquiry forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser could issue a compensation claim resulting from an misleading answer. A purchaser’s conveyancers may also carry out an enviro search. This should higlight if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.

How does conveyancing in Bromham differ for new build properties?

Most buyers of new build or newly converted property in Bromham contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because developers in Bromham tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bromham or who has acted in the same development.

I own a leasehold house in Bromham. Conveyancing and Accord Mortgages Ltd mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Bromham who previously acted has long since retired. What should I do?

The first thing you should do is contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Bromham conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a 1st floor flat in Bromham, conveyancing having been completed in 2005. How much will my lease extension cost? Corresponding properties in Bromham with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2104

With 79 years unexpired the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.