What does my ID and proof of funds have anything to do with my conveyancing in East Sheen? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in East Sheen. However these days you will not be able to complete any conveyancing transaction in the absence submitting proof of your identity. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are supplying your driving licence as evidence of identification it must be both the paper section and photo card part, one is not acceptable without the other.
Evidence of your source of funds is required in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancing solicitor will need to retain this information on record. Your East Sheen conveyancing lawyer will require evidence of proof of funds before they are able to accept any funds from you into their client account and they will also ask additional questions concerning the source of monies.
We're in East Sheen, First time buyers buying with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in East Sheen. Do I receive the keys to the house on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in East Sheen?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you should be invited to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
We had chosen conveyancing lawyers with offices in East Sheen on the Nationwide solicitor panel. They are now charging me an additional amount for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not set by Nationwide but by your East Sheen conveyancer. Plenty of firms on the Nationwide panel will charge an ‘acting for lender’ fee and others do not.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local East Sheen solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 conveyancing practitioner 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 East Sheen postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in East Sheen.
Are there restrictive covenants that are commonly picked up as part of conveyancing in East Sheen?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in East Sheen. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing a new build house in East Sheen with the aid of help to buy. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent advised me not disclose to my lawyer about this side-deal as it will impact my loan with Bank of Ireland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it the case that all East Sheen property lawyers on every bank conveyancing panel?
You can use our search tool or you can pop into your local lender branch in East Sheen. the probability is that they can recommend conveyancing solicitors in East Sheen