Please could you recommend a Bank of Scotland approved Coven conveyancing lawyer who can have us moved in within a very limited time frame? Would it be better to use a local Coven conveyancer or an internet firm?
We can recommend some very good Coven conveyancing firms. You can also walk up the high street in Coven. Approach some well established firms and ask to see a conveyancing solicitor for a costs illustration. Explain your time frames together with the reasons and get a commitment on your deadline. Appoint the lawyer that you trust.
What does my ID and proof of funds have anything to do with my conveyancing in Coven? Is this really necessary?
Coven conveyancing solicitors as well as nationwide property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to supply two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Utility Bill no more than three months).
Proof of source of monies is also required in compliance with the money laundering laws as conveyancers are obliged to investigate that the monies you are utilising to purchase a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has come from legitimate source (such as employment savings) as opposed to the proceeds of illegitimate behaviour.
I am considering applying for a UBS mortgage for purchase of a new build (under development) in Coven with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We had instructed solicitors locally in Coven on the Bank of Ireland solicitor approved list. They are now charging me a further fee for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not dictated by Bank of Ireland but by your Coven solicitor. Plenty of firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.
Can I be sure that the Coven conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Coven obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your conveyancing.
I have instructed a Coven property lawyer having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Coven postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Coven.
I used Arc property Solicitors several years past for my conveyancing in Coven. I now require my papers however cannot find the solicitor. What do I do?
Do call 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 Coven of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a house in Coven ahead of instructing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will not issue a loan on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you e-mail us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Coven. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Coven to see if the conveyancing will be more expensive.