Me and my partner are buying property in Upper Clapton. My lawyer is not listed on the mortgage company conveyancing list. Can I still continue with my Upper Clapton conveyancing solicitor notwithstanding that they are not on the mortgage company panel?

You will need to instruct a conveyancer to complete the legal work required when you take out a loan to buy your home. The solicitor will carry out all the relevant investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is dealt with. You may select a Upper Clapton solicitor of your choosing. Nevertheless, where the property lawyer selected is not a member of the mortgage company approved list further charges will be incurred as separate legal representation will be need by the mortgage company. Lender panel applications can be submitted, so where your lawyer has not in the past sought membership they should take the opportunity to apply.

What does my ID and proof of funds have anything to do with my conveyancing in Upper Clapton? Is this really warranted?

Upper Clapton conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under money laundering regulations to verify the ID of any client in order to ensure that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and evidence of address (usually a Utility Bill less than 3 months old).

Confirmation of the origin of funds is also required under the money laundering regulations as conveyancers are obliged to investigate that the funds you are using to purchase a property (be it the exchange deposit or the total purchase amount if you are a cash purchaser) has originated from a reputable source (such as an inheritance) rather than the fruits of criminal activity.

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Upper Clapton?

Many commercial conveyancing solicitors in Upper Clapton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Upper Clapton. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Upper Clapton.

For every commercial conveyancing transaction in Upper Clapton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Upper Clapton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Upper Clapton.

I am looking for a flat up to £245,000 and found one close by in Upper Clapton I like with amenity areas and transport links nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Upper Clapton for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan the shortness of the lease may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

Harry (my fiance) and I may need to let out our Upper Clapton 1st floor flat for a while due to a new job. We used a Upper Clapton conveyancing firm in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

The lease governs the relationship between the landlord and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Upper Clapton do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Upper Clapton conveyancing firm to act on my behalf?

Where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to determine the premium.

An example of a Lease Extension case for a Upper Clapton flat is Flat 25, Stamford Hill Mansions Stamford Hill in April 2010. The Tribunal therefore determined that the premium to be paid by the lessee to the freeholder for the extension of the lease should be £28,984.00 This case was in relation to 1 flat. The remaining number of years on the lease was 59 years.