What does my ID and proof of funds have anything to do with my conveyancing in Buckinghamshire? What am I being asked for?
In order to comply with Money Laundering Regulations any Buckinghamshire conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility bill showing where you live.
Under Money Laundering Regulations, conveyancing solicitors are obliged by law to validate not only the identity of conveyancing clients but also the source of monies that they receive in respect of any matter. An unwillingness to disclose this will result in your conveyancer terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
is it true that all Buckinghamshire conveyancing solicitors on the Nationwide conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
My wife and I have arranged a further advance on our home loan from HSBC as we intend to conduct renovations to our home in Buckinghamshire. Are we obliged to select a nearby Buckinghamshire solicitor on the HSBC conveyancing panel to handle the legals?
HSBC don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.
TSB have agreed my home loan in principle, my bid on a house in Buckinghamshire has been accepted, what happens next?
The property agent will need to be informed of your conveyancer's details (ensure that the solicitors are on the bank’s approved list). Telephone TSB or your broker and finish off any appropriate forms. TSB will appoint a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. TSB will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Buckinghamshire.
Should our lawyer be raising questions regarding flooding during the conveyancing in Buckinghamshire.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Buckinghamshire. There are those who purchase a house in Buckinghamshire, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that may be carried out by the purchaser or by their conveyancers which will figure out the risks in Buckinghamshire. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine whether the property has historically flooded. If the premises has been flooded in past which is not notified by the owner, then a buyer could commence a compensation claim resulting from an incorrect answer. The purchaser’s conveyancers should also order an enviro report. This will reveal whether there is a recorded flood risk. If so, additional inquiries should be carried out.
My husband and I are FTB’s - had an offer accepted, yet the agent informed us that the seller will only move forward if we instruct the agent's preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Buckinghamshire
We suspect that the owner is unaware of this request. Should the owner desire ‘a quick sale', alienating a genuine buyer is counter productive. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your preferred Buckinghamshire conveyancing solicitors - as opposed tothe ones that will give the negotiator at the agency a introducer fee or hit his conveyancing figures demanded by corporate headquarters.
My wife and I may need to let out our Buckinghamshire basement flat for a while due to a new job. We instructed a Buckinghamshire conveyancing practice in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your last Buckinghamshire conveyancing lawyer is no longer available you can check your lease to see if it allows you to sublet the property. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to obtain permission from your landlord or some other party prior to subletting. The net result is that you cannot sublet without first obtaining permission. The consent must not not be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I own a basement flat in Buckinghamshire, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Buckinghamshire with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2089
With only 70 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.