What does my ID and proof of funds have anything to do with my conveyancing in Newington? Is this really warranted?

In order to comply with Money Laundering Regulations any Newington conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually dealt with by provision of a passport and an original bank statement or utility account evidencing where you reside.

Under Money Laundering Regulations, conveyancing solicitors are duty bound to validate not only the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer cancelling their retainer 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 make a disclosure to the relevant authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.

we are a couple who are purchasing a purpose built flat in Newington with a loan from TSB.We would like to retain our Newington conveyancing solicitor but TSB informed us his firm is not on their "panel". we are left little option but to use a TSB panel firm or keep our high street solicitor and pay for a TSB panel lawyer to act for them. This seems very unfair; Can we not simply insist that TSB use our lawyer?

No, not really. The loan offered to you contains various provisions, one of which will be that lawyers will be on the TSB approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for TSB

I am aiming to move home in December. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Newington. Conveyancing firm was organised prior to coming across this website.

On the day of completion you can pick up the house keys from the selling agent but this should only be done when the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can advise the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you find a conveyancing in Newington or a firm with expertise in conveyancing in Newington.

Are all Newington Conveyancing Quality Solicitors on the Bank of Ireland conveyancing list of approved practices?

It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Newington property lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
3. Virgin Money has instructed the Land Registry to do so

The Land Registry will send you a letter confirming that your Virgin Money mortgage has been paid off.

Due to the input of my in-laws I had a survey completed on a property in Newington before retaining conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some banks tend not give a mortgage on a flying freehold premises.

It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Newington. Conveyancing will be smoother if you use a solicitor in Newington especially if they regularly deal with such properties in Newington.

We expect to complete the disposal of our £375,000 maisonette in Newington in seven days. The freeholder has quoted £348 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Newington?

Newington conveyancing on leasehold flats usually involves fees being invoiced by freeholders :

Answering pre-contract enquiries Where consent is required before sale in Newington Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Newington leasehold property is £350. For Newington conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Newington conveyancing firm to assist?

Absolutely. We are happy to put you in touch with a Newington conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Newington property is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case affected 41 flats. The unexpired term was 107 years.