We opted for a local firm for our conveyancing in Elland recently. Going through the Ts and Cs I seeI am on the hook for fees even if the movedoes not proceed. Should I ditch them and appoint a web based lawyer who offer no completion no cost conveyancing in Elland?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be more expensive to neutralise the conveyances that abort. Please beware that such promotions generally do not protect you from outlay for example Elland conveyancing search costs.
Can the conveyancing lawyers identified via your search tool carry out auction conveyancing in Elland?
There are a number of auction lawyers we can put you in touch with those conducting auction conveyancing. Elland is one of hundreds of locations where our lawyers are based.
In what way does my ID and proof of funds have anything to do with my conveyancing in Elland? Is this really necessary?
Elland conveyancing solicitors and indeed property practitioners throughout the UK have a duty under money laundering regulations to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to produce two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement no more than three months).
Confirmation of source of funds is also necessary under the money laundering statutes as solicitors are obliged to investigate that the funds you are using to acquire a property (whether it be the deposit for exchange or the total purchase amount where you are buying without a mortgage) has originated from a reputable source (such as employment savings) and is not the proceeds of illegitimate behaviour.
My uncle passed away six months ago and as sole heir and executor I was left the house in Elland. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this possible?
Given you intend to refinance then Nationwide will insist on your using a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.
I used Action Conveyancing several years past for my conveyancing in Elland. Now, I need the documents but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Elland of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it best to instruct a Elland conveyancing practitioner in close proximity to the house I am purchasing? An old friend can execute the legal formalities however her office is 200kilometers away.
The benefit of a local Elland conveyancing practice is that you can pop in to sign documents, present your ID and pester them if necessary. Having local Elland know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were impressed that should trump using an unknown Elland conveyancing lawyer just because they are Elland based.