I was told today by my broker that my Clayton lawyer is not on the bank Solicitor panel. How can I check?
Your first step should be to contact your Clayton lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may be able to suggest a Clayton conveyancing firm that is on the conveyancing panel for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in Clayton? Is this really necessary?
It is indeed that case that these requests have nothing to do with conveyancing in Clayton. Nowadays you can not complete any conveyancing deal in the absence providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a council tax bill. Please note that if you are providing your driving licence as evidence of ID it needs to be both the paper section as well as the photo card part, one is not sufficient in the absence of the other.
Verification of your origin of monies is necessary under Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancing solicitor must retain this information on record. Your Clayton conveyancing solicitor will need to see evidence of proof of funds prior to accepting any monies from you into their client account and they may also ask further questions concerning the origin of funds.
We are aiming to move home in June. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Clayton. Conveyancing firm was found before I stumbled across your site.
On the afternoon of completion you can collect the house keys from the estate agent but this can only happen after the previous owners lawyers inform the agent that they have the completion monies and the keys can be given over. You will need to advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in Clayton or a legal practice that specialises in conveyancing in Clayton.
The mortgage over my property is with Coventry BS for my property in Clayton. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
You must advise Coventry BS before renting your property as this is likely to be a breach of Coventry BS’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 Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.
I am selling my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Clayton solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother have a semi-detached Victorian house in Clayton. Conveyancing lawyer acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Clayton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Clayton is the location of the property. Is there any advice you can impart?
Flying freeholds in Clayton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clayton you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clayton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I best advised to use a Clayton conveyancing solicitor based in the location that I am buying? An old friend can conduct the legal formalities however they are based 300kilometers away.
The benefit of a local Clayton conveyancing firm is that you can visit the firm to execute documents, deliver your identification documents and apply pressure on them where appropriate. Having local Clayton know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were content that should outweigh using an unfamiliar Clayton conveyancing lawyer solely due to them being based in the area.