In what way does my ID and proof of funds have anything to do with my conveyancing in Cranfield? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Cranfield 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 your correct address.
Under Money Laundering Regulations, conveyancers are required to check not only the ID of conveyancing clients but also the origin of fund that they receive in respect of any matter. Refusal to disclose this will lead to your solicitor ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to notify the relevant authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
Is it the case that all Cranfield CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved practices?
A selection of lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
Is it the case that all Cranfield solicitor practices on the Clydesdale conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
I can not work out if my mortgage offer requires a lease extension. I have called into my local Cranfield building society branch on various occasions and was told they are content with the situation and they would lend. My Cranfield conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancer must comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Have completed on a a terraced house in Cranfield , how long should it take for the Land Registry to register the transfer to my name? My Cranfield conveyancing solicitor works at snail pace, so I want to be sure the registration is concluded.
As far as conveyancing in Cranfield registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. At present approximately 80% of such applications are completed within two weeks but occasionally there can be extensive delays. Registration takes place once the purchaser has moved in to the premises so registration formalities is not always primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
About to purchase a new build apartment in Cranfield. Conveyancing is daunting 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 legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Cranfield
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.
My husband and I are FTB’s - agreed a price, but the selling agent informed us that the vendor will only go ahead if we appoint their chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Cranfield
We suspect that the owner is not behind this demand. If they desire ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Contact the sellers directly and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Cranfield conveyancing solicitors - rather thanthe ones that will earn the negotiator at the agency a referral fee or meet his conveyancing targets set by corporate headquarters.