In what way does my ID and proof of funds have anything to do with my conveyancing in Fishponds? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to hand over identification documents, your solicitor will not be able to take you on as a client.
I am buying a property in Fishponds. One unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Yorkshire BS your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Yorkshire BS where a lease fails to satisfy these specifications. The conditions relate to the installation of panels on properties countrywide and is not limited to Fishponds.
I'm in the process of viewing apartments in Fishponds and I am now considering a potential offer. Is it wise to have a solicitor on ‘stand by’? I will be getting a home loan with Leeds Building Society.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I have finally had an offer on a flat in Fishponds accepted, but there is a chain. The owners have put an offer on somewhere, but it’s not yet tied up, and are looking at other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Fishponds. What do I do now? When should I get the mortgage application with Skipton started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, Fishponds conveyancing search costs, etc). The first thing to do is ensure that your conveyancing practitioner is on the Skipton conveyancing panel. As to the next stages this very much depends on the specifics of your case, motivation for this property and on the state of the market. During a rising market the majority of home buyers will apply for a home loan with Skipton and arrange for the valuation and only if it comes back ok would they request their solicitor to move forward with the conveyancing in Fishponds.
We are purchasing a house and the solicitor has identified Chancel Repair for which the property may be liable given it’s proximity to the area of such a church. He has recommended insurance. Is this strictly appropriate for conveyancing in Fishponds
Unless a prior acquisition of the property took place post 12 October 2013 you could expect conveyancing practitioners handling conveyancing in Fishponds to continue to advocate a chancel search and or insurance against a claim.
How does conveyancing in Fishponds differ for newly converted properties?
Most buyers of new build premises in Fishponds approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Fishponds usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Fishponds or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in Fishponds I like with amenity areas and station nearby, however it's only got 52 years on the lease. There is not much else in Fishponds suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan that many years will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
My in 2007. He has since got wed, widowed and in recent months got remarried. He now wants to the sell the Fishponds property. I think he will simply be asked to provide a copy of the marriage certificates to the conveyancing practitioner however he is worried it could hold up the conveyancing. Should he instruct a lawyer to update the land title details for the property?
It is not absolutely necessary to update the register as long as you have the evidence required to show how the name change has come about.
The purchaser’s conveyancing practitioner should examine the registered entries and request evidence to prove the change of name for example marriage certificates.