What does my ID and proof of funds have anything to do with my conveyancing in Wythenshawe? Is this really warranted?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Wythenshawe. However these days you can not proceed with any conveyancing process if you have not handing over proof of your identity. This usually takes the form of a either your passport or driving licence as well as a utility bill. Remember if you are supplying your driving licence as evidence of ID it must be both the paper element and photo card part, one is not satisfactory in the absence of the other.
Evidence of the origin of money is required under Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer will need to retain this information on file. Your Wythenshawe conveyancing lawyer will need to see evidence of proof of funds prior to accepting any money from you into their client account and they should also ask further queries regarding the origin of monies.
Please explain the implications if my solicitor is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Wythenshawe?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Wythenshawe?
There are many registered licenced Conveyancers in Wythenshawe and Solicitor firms in Wythenshawe who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal aspects of the home buying process. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
My wife and I have arranged a further advance on our mortgage from Santander as we wish to conduct renovations to our home in Wythenshawe. Are we obliged to choose a bricks and mortar Wythenshawe solicitor on the Santander conveyancing panel to handle the legals?
Santander would not normally appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
I recently had an offer accepted on a house in Wythenshawe. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. Not long after, the property lawyer contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I need to instruct a conveyancing solicitor for residential conveyancing in Wythenshawe. I've discover a site which seems to have the perfect solution If there is a chance to get all formalities done via web that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I own a leasehold house in Wythenshawe. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Wythenshawe who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Wythenshawe conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a split level flat in Wythenshawe, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Wythenshawe with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2070
With only 51 years remaining on your lease the likely cost is going to range between £30,400 and £35,200 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.