I was notified yesterday by my lender that my Chelmsford property lawyer is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
You need to contact your Chelmsford conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they may recommend you to a Chelmsford conveyancing firm that is on the conveyancing panel for your mortgage company.
My brother and I have lately bought a house in Chelmsford. We have since encountered a number of problems with the property which we consider were missed in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in Chelmsford?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Chelmsford. Conveyancing searches and investigations undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire called a Seller’s Property Information Form. If the information is misleading, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Chelmsford.
What does my ID and proof of funds have anything to do with my conveyancing in Chelmsford? Is this really warranted?
In order to comply with Money Laundering Regulations any Chelmsford conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing where you live.
Under Money Laundering Regulations, conveyancing solicitors are required to validate not just the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the appropriate authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.
I happen to be the sole beneficiary of my late mum's will and I have everything in my name alone, including the house in Chelmsford. The Chelmsford property was put into my name in April. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in April. Do I have to wait half a year to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many mortgage companies would take a pragmatic view as this requirement is chiefly there to identify the purchase and immediately sell or the wholesaling and assigning of properties.
is it true that all Chelmsford conveyancing solicitors on the Virgin Money conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.
The mortgage over my property is with UBS for my property in Chelmsford. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
It has been four months following my purchase conveyancing in Chelmsford completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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 property 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.
I am downsizing from my home. My former conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Chelmsford if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Chelmsford. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.