I am need of leasehold conveyancing for a flat in a fairly new development (five years old) in Topsham. Almost all the properties are already occupied. Is it really necessary to order conveyancing searches as part of conveyancing in Topsham?
If you getting a loan, your bank will need some (many) of the searches so you'll have no choice. If not, then Topsham conveyancing searches are optional. Your lawyer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Topsham.
What does my ID and proof of funds have anything to do with my conveyancing in Topsham? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Topsham conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility bill showing where you reside.
Under Money Laundering Regulations, conveyancers are required to ascertain not only the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to notify the relevant authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
We wanted to use a conveyancing solicitor in Topsham for our house move. Our broker has since advised us that our mortgage company The Royal Bank of Scotland won't deal with them. Why is this not regarded as unfair competition?
Lenders in the main restrict either the category or the volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have reduced the number of firms they allow to act for them. You should note that The Royal Bank of Scotland have no responsibility for the quality of advice provided by any member of The Royal Bank of Scotland Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels since 2008 even though there are differing opinions about the level of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Topsham only conduct a couple conveyances per annum.
If you had a top tip for selecting a conveyancing solicitor in Topsham what would it be?
It would be unwise to be seduced by the lowest Topsham conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My wife and I buying a victorian detached house in Topsham. Our aim is to carry out a loft conversion at the house.Will legal due diligence on the property include enquiries to ascertain if these alterations are allowed?
Your solicitor will check the registered title as conveyancing in Topsham can on occasion reveal restrictions in the title deeds which restrict categories of works or need the consent of another owner. Many works call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
We were going to get a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Topsham solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Topsham solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I own a 4 bedroom Georgian house in Topsham. Conveyancing lawyer represented me and Santander. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Topsham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who completed the work.