What does my ID and proof of funds have anything to do with my conveyancing in Swanley? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Swanley conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing where you reside.
Under Money Laundering Regulations, conveyancing solicitors are duty bound to validate not just the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may lead to your conveyancer ending their relationship 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 inform the relevant authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.
Do I need to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Swanley so that I can attend their offices if required.
Most conveyancing panel lawyers for banks undertake the vast majority of communications through Royal Mail, internet or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in the country. Nevertheless you can check if you can still book an appointment to visit conveyancing lawyer if you prefer.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Swanley?
There are many recorded licenced Conveyancers in Swanley and Solicitor partnerships in Swanley who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
When it comes to lenders such as Principality, do Swanley lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We expect to receive a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Swanley solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Swanley solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Is it necessary to pay for insurance to address the risk of chancel repairs when acquiring a residence in Swanley?
Unless a prior purchase of the property completed post 12 October 2013 you can take it that solicitors handling conveyancing in Swanley to remain encouraging a chancel search and or insurance against a claim.
My wife and I have hit a brick wall in trying to purchase the freehold in Swanley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Swanley conveyancing firm who can help.
An example of a Lease Extension case for a Swanley flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The remaining number of years on the lease was 76 years.
What are the common deficiencies that you come across in leases for Swanley properties?
There is nothing unique about leasehold conveyancing in Swanley. Most leases are unique and drafting errors can result in certain sections are missing. For example, if your lease is missing any of the following, it could be defective:
A provision to repair to or maintain elements of the building Service charge per centages that don't add up correctly leaving a shortfall
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Norwich and Peterborough Building Society, and Britannia all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.