I am hoping to complete my purchase in Birstall next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Birstall.
What does my ID and proof of funds have anything to do with my conveyancing in Birstall? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Birstall. However these days you will not be able to proceed with any conveyancing deal in the absence providing proof of your identity. This usually takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are providing your driving licence as evidence of ID it needs to be both the paper section and photo card part, one is not sufficient without the other.
Evidence of the source of monies is required in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancer must have this information on record. Your Birstall conveyancing solicitor will need to see evidence of proof of funds before they are able to accept any money from you into their client account and they may also ask additional questions regarding the origin of monies.
I am selling my home in Birstall. Will my conveyancer have to be on the Santander conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
I am buying a 4 bedroom semi-detached house in Birstall. We would like to an extension at the rear at the house.Will the conveyancing process include checks to see if these alterations are permitted?
Your property lawyer will review the deeds as conveyancing in Birstall can on occasion reveal restrictions in the title deeds which prevent certain works or necessitated the consent of another owner. Some works require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
We had instructed conveyancing lawyers with offices in Birstall on the Nottingham solicitor approved list. They are now charging me an additional amount for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. The charge is not set by Nottingham but by your Birstall property lawyer. Plenty of firms on the Nottingham panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Birstall bank branch on numerous occasions and was informed it wasn't an issue and they will lend. My Birstall conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancing practitioner is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The deeds to my property are lost. The conveyancers who handled the conveyancing in Birstall 10 years ago no longer exist. What are my options?
These day there are copies made of almost everything, and your solicitor will be aware precisely where to locate all the relevant documentation so you can buy or dispose of your house without a hitch. Where copies can’t be located, your solicitor can put in place insurance or indemnities protecting you against future claims on the premises.
What type of property do your Birstall conveyancing quotes apply to?
The quotes issued are only applicable to standard domestic homes in England & Wales. Where you have any different needs for example industrial or agricultural property or commercial conveyancing in Birstall please telephone us to consider your requirements .