My Bredbury conveyancer has identified a difference when comparing the information in the valuation survey and what is revealed within the legal papers for the property. My solicitor has advised that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach right?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
In what way does my ID and proof of funds have anything to do with my conveyancing in Bredbury? Is this really warranted?
To satisfy the Money Laundering Regulations any Bredbury conveyancing firm will require evidence of your identity in all conveyancing matters. This is usually dealt with by provision of a passport and an original bank statement or utility bill showing your correct address.
In accordance with Money Laundering Regulations, conveyancers are obliged by law to validate not just the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this will result in your solicitor ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to make a disclosure to the appropriate authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
Do the Building Society Association intend to launch a search tool with a view to to identify solicitors on the Darlington Building Society conveyancing panel for instance in Bredbury?
We have not been informed any plans on the part of the BSA to promote such a tool.
I used Arc property Solicitors several years ago for my conveyancing in Bredbury. Now, I need my documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bredbury of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Bredbury with the aid of help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not reveal to my lawyer about the side-deal as it would adversely affect my loan with Chelsea Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How does one as executor remove a deceased person's details from the title deeds for a property in Bredbury?
Where a Bredbury property is co-owned and one of the proprietors dies, the name will not immediately be removed from the title deeds. It is not necessary to remove their name as in the event of a sale you would just need to supply proof as to the reason the other owner is not a party to the conveyance, such as the probate documents.
With the aim of making the sale conveyancing simpler in the future you may arrange to have the deceased person removed from the title entries by applying to HMLR with evidence of the death. There is no fee from the Registry for this service.