In what way does my ID and proof of funds have anything to do with my conveyancing in Alnwick? Is this really necessary?
Alnwick conveyancing solicitors and indeed property lawyers throughout the UK have a duty under money laundering regulations to check the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).
Confirmation of source of monies is also necessary in accordance with the money laundering laws as lawyers are obliged to ensure that the monies you are using to buy a property (whether it be the deposit for exchange or the full purchase monies where you are a cash purchaser) has come from an acceptable source (such as employment savings) and is not the product of illegitimate behaviour.
I am thinking of mortgaging my home in Alnwick, does my lawyer need to be on the Santander Solicitor panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
We had instructed conveyancers with offices in Alnwick on the Aldermore solicitor panel. They are now charging me a further charge for handling the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. This fee is not set by Aldermore but by your Alnwick solicitor. Plenty of firms on the Aldermore panel will levy ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I'm at the point of viewing apartments in Alnwick and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this stage? I am planning to take a home loan with Nationwide.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
Clydesdale have agreed my home loan in principle, my offer on a apartment in Alnwick has been accepted, what are the next steps?
The property agent will wish to know who your solicitors are (make sure the lawyers are on the lender’s panel). Contact Clydesdale or the financial adviser and complete any outstanding paperwork. Clydesdale will appoint a valuer who will get in touch with the estate agent or owners to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Clydesdale will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Alnwick.
five months have elapsed following my purchase conveyancing in Alnwick concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I search for a Alnwick solicitor on the Platform Home Loans Ltd conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the lawyer.
You can use the tool on this website. Please choose the mortgage company and your location and you will see a number of Alnwick conveyancing lawyers based on proximity. We have listed some Alnwick conveyancing firms towards the end of this page and you can call them to check whether they are on the Platform Home Loans Ltd member panel
There are only 62 years unexpired on my flat in Alnwick. I now want to extend my lease but my landlord is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to locate the freeholder. In some cases a specialist should be helpful to try and locate and prepare an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Alnwick.
Alnwick Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
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What is the maintenance charge and ground rent on the apartment? Be sure to find out if there is anything that is prohibited in the lease. By way of example it is fairly common in Alnwick leases that pets are not allowed in in a block in Alnwick. If you like the propertyin Alnwick yet your dog can’t live with you then you will be presented with a difficult choice. In the main the outlay for major works are not built into the service charges, although there some managing agents in Alnwick obliged leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for larger works.