Am I correct in assuming that the fact that my conveyancer in Eden Park is not identified on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Eden Park conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
What does my ID and proof of funds have anything to do with my conveyancing in Eden Park? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Eden Park. However these days you will not be able to complete any conveyancing deal in the absence providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a utility bill. Remember if you are supplying your driving licence as evidence of ID it needs to be both the paper element and photo card part, one is not satisfactory in the absence of the other.
Proof of your origin of funds is mandated in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer will need to retain this information on file. Your Eden Park conveyancing practitioner will require evidence of proof of funds prior to accepting any monies from you into their client account and they should also ask further questions concerning the origin of funds.
My wife and I have a semi-detached Edwardian property in Eden Park. Conveyancing solicitor acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking The Mortgage Works to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Eden Park and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the purchase.
Due to the encouragement of my in-laws I had a survey completed on a house in Eden Park in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks will not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Eden Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Eden Park to see if the conveyancing costs will increase in light of this.
Estate agents have just been given the go-ahead to market my basement apartment in Eden Park. Conveyancing is yet to be initiated, but I have just received a yearly maintenance charge demand – what should I do?
It best that you clear the invoice as normal because all ground rent and maintenance invoices will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a a ground floor purpose built flat in Eden Park. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
Where there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the price.
An example of a Freehold Enfranchisement decision for a Eden Park premises is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case was in relation to 2 flats. The unexpired term was 76.75 and 88.83.