In what way does my ID and proof of funds have anything to do with my conveyancing in Droitwich? What am I being asked for?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with before they can accept their conveyancing instruction. The Terms and Conditions that you are required to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. If you are unwilling to provide ID verification documents, your lawyer would not be able to act for you.
I am planning to move home in February. Does my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Droitwich. Conveyancing solicitor was chosen before I stumbled across your page.
On the afternoon of completion you will need to pick up the keys from the property agent however this can only be done when the vendors conveyancers inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you should tell the removal men that they can start moving you in. We do not recommend a specific removal company but can help you locate a residential property solicitor in Droitwich or a firm with expertise in conveyancing in Droitwich.
Is it correct that all Droitwich CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
Some major banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I have paid off my mortgage with TSB. I assume I don't need a Droitwich conveyancer on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am downsizing from our house in Droitwich and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Droitwich lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Droitwich. We have lived in Droitwich for three years we know that this is a non issue. Do we contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am buying my first flat in Droitwich benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my lawyer about the extras as it would adversely affect my mortgage with the lender. Is this normal?.
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.
In sourcing the internet for the words on line conveyancing in Droitwich it shows results of many solicitorslocally. How do I determine which is the right solicitor for my move?
The preferential way of finding a suitable conveyancer is via trusted referral, so seek the opinion of friends and family who have bought a property in Droitwich or the local estate agent or financial adviser. Costs for conveyancing in Droitwich differ, so it's a good idea to secure a minimum of three fee estimates from varying types of law firms. Be sure to seek confirmation that the charges are assured not to rise.
My aunt completed her conveyancing in Droitwich in 2007. She has got married, widowed and has recently remarried. She wishes to market the house next moths. I suspect that she will just be need to provide a copy of the marriage certificates to the conveyancing practitioner but she is worried it will hold up the house move. Is it worth updating the Land Registry documents for the property?
You are not required to bring up to date the title for the property on the basis that you have the evidence required to demonstrate how the change of name has come about.
Any buyer’s property lawyer will review the land registry entries and request evidence by way of proof of the name change for example marriage certificates.