In what way does my ID and proof of funds have anything to do with my conveyancing in St James? Why is this being asked of me?

It is indeed that case that these requests have nothing to do with conveyancing in St James. However these days you can not proceed with any conveyancing process if you have not providing evidence of your identity. This usually takes the form of a either your passport or driving licence and a council tax bill. Please note that if you are supplying your driving licence as proof of ID it must be both the paper element as well as the photo card part, one is not satisfactory without the other.

Evidence of the source of funds is required under Money Laundering Regulations. Please do not be offended when you are asked to produce this as your conveyancer must have this information on file. Your St James conveyancing lawyer will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they should also ask additional queries regarding the origin of funds.

Due to the input of my in-laws I had a survey completed on a property in St James ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies will refuse to grant a mortgage on a flying freehold property.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St James. Conveyancing will be smoother if you use a solicitor in St James especially if they regularly deal with such properties in St James.

Is it possible to swap conveyancer as I have to choose one who is on the Clydesdale conveyancing panel. I hired a high street conveyancing solicitor in St James five minutes from me but the firm is not approved by Clydesdale

It would be our pleasure to assist you find a conveyancing solicitor in St James on the Clydesdale panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in St James. In utilising the find a conveyancing solicitor tool on this site, you can contrast charges for conveyancing solicitors in St James and beyond.

Am I best advised to appoint a St James conveyancing lawyer who is local to the property I am buying? An old friend can perform the legal work however her office is 400miles drive away.

The benefit of a local St James conveyancing practice is that you can pop in to execute paperwork, hand in your ID and pester them if necessary. Having local St James know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were happy that must trump using an unknown St James conveyancing solicitor solely due to them being round the corner.

We expect to complete the disposal of our £350,000 garden flat in St James on Friday in a week. The landlords agents has quoted £396 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in St James?

For most leasehold sales in St James conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence questions Where consent is required before sale in St James Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for St James leasehold premises is £350. For St James 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 supply the information.

I own a two-bedroom flat in St James. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?

if there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the price payable.

An example of a Lease Extension case for a St James flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case affected 2 flats. The unexpired residue of the current lease was 56 years.