In what way does my ID and proof of funds have anything to do with my conveyancing in Stanmore? What am I being asked for?

In order to comply with Money Laundering Regulations any Stanmore conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing where you reside.

In accordance with Money Laundering Regulations, conveyancing solicitors are required to ascertain not simply the ID of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this will lead to your solicitor 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 make a disclosure to the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

Our bank has recommended a law firm on their panel based in Stanmore but I would rather use a conveyancing lawyer in Stanmore round the corner to me. Are you able to assist?

Not all Stanmore conveyancing firms are listed all banks conveyancing panel. Please make use of our find an approved solicitor tool to find a Stanmore conveyancing solicitor on the on the bank panel.

We are downsizing from our property in Stanmore and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Stanmore lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing firm rather than a conveyancing solicitor in Stanmore. Having lived in Stanmore for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Stanmore is the location of the property. Is there any guidance you can impart?

Flying freeholds in Stanmore are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stanmore you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stanmore may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Do you have any advice for leasehold conveyancing in Stanmore from the point of view of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Stanmore can be bypassed where you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers.
If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share document. Arranging a re-issued share certificate can be a lengthy process and slows down many a Stanmore home move. Where a duplicate share certificate is required, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be warry about purchasing a property where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over as opposed to unsettled. The majority of freeholders or Management Companies in Stanmore charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Stanmore. Some Stanmore leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.

I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Stanmore conveyancing firm to act on my behalf?

Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to calculate the price.

An example of a Lease Extension decision for a Stanmore residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case related to 1 flat. The unexpired term as at the valuation date was 70.25 years.