What does my ID and proof of funds have anything to do with my conveyancing in Chelmsley Wood? What am I being asked for?

You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Chelmsley Wood. However these days you can not complete any conveyancing process without first providing evidence of your identity. This usually takes the form of a either your passport or driving licence and a bank statement. Please note that if you are supplying your driving licence as proof of identification it must be both the paper element as well as the photo card part, one is not satisfactory in the absence of the other.

Evidence of the origin of funds is required in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your lawyer must have this information on record. Your Chelmsley Wood conveyancing lawyer will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they will also ask further queries concerning the origin of monies.

I bought my apartment on 3 April and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Chelmsley Wood expressed confidence that it would be dealt with in a couple of weeks. Are transfers in Chelmsley Wood uniquely lengthy to register?

As far as conveyancing in Chelmsley Wood registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. Currently approximately three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration is effected after the purchaser is living at the property thus 'speed' is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Chelmsley Wood is where the house is located. What do you suggest?

Flying freeholds in Chelmsley Wood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Chelmsley Wood you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chelmsley Wood 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 premises.

I only have Seventy years left on my flat in Chelmsley Wood. I now want to get lease extension but my landlord is missing. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you have done all that could be expected to track down the landlord. For most situations a specialist should be useful to carry out a search and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the application to the County Court covering Chelmsley Wood.

I acquired a basement flat in Chelmsley Wood, conveyancing was carried out in 2002. 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? Equivalent flats in Chelmsley Wood with a long lease are worth £181,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2076

With just 51 years left to run the likely cost is going to span between £30,400 and £35,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

I happen to be an executor of my recently deceased aunt’s Will, with a property in Chelmsley Wood which is to be sold. The house is unregistered at the Land Registry and I'm told that many buyers solicitors will insist that it is completed before they'll move forward. What's the mechanism for this?

In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.