What does my ID and proof of funds have anything to do with my conveyancing in Ruxley? Is this really warranted?
It is indeed that case that these requests have nothing to do with conveyancing in Ruxley. However these days you can not proceed with any conveyancing process if you have not handing over evidence of your identity. This usually takes the form of a either your passport or driving licence and a bank statement. Please note that if you are providing your driving licence as proof of identification it needs to be both the paper part and photo card part, one is not acceptable without the other.
Proof of your origin of money is necessary in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your lawyer will need to retain this information on file. Your Ruxley conveyancing solicitor will require evidence of proof of funds before they are able to accept any money from you into their client account and they will also ask additional questions concerning the source of monies.
How does conveyancing in Ruxley differ for newly converted properties?
Most buyers of new build or newly converted property in Ruxley come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because builders in Ruxley 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 Ruxley or who has acted in the same development.
I was recommended by a couple of local selling agents in Ruxley to choose a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to market your site rather than alternative conveyancing organisations?
We don’t offer any commission for sending work our way. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've recently bought a leasehold flat in Ruxley. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the leaseholder of a second floor flat in Ruxley. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the price.
An example of a Lease Extension matter before the tribunal for a Ruxley flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.
How do I find the right lawyer for my conveyancing in Ruxley ?
Option 1 is to ask the people you trust who they would recommend. Second, search the web for conveyancing in Ruxley. Phone a couple or more firms from the list and request that they send you their conveyancing estimate and discuss your needs with the solicitor who will conduct your conveyancing before you commit. Option 3 is to make use of our search tool to help you find the right lawyers for you based on your unique requirements including location,speed, complexity and who your intended lender is.Resist the temptation to appoint lowest cost conveyancing solicitors in Ruxley