Our Forest Hall conveyancer has identified a discrepancy between the surveyor’s assumptions in the home valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
In what way does my ID and proof of funds have anything to do with my conveyancing in Forest Hall? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Forest Hall. Nowadays you can not complete any conveyancing transaction if you have not providing evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a council tax bill. Please note that if you are providing your driving licence as evidence of identification it needs to be both the paper element as well as the photo card part, one is not acceptable without the other.
Verification of the origin of monies is required in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancer must retain this information on file. Your Forest Hall conveyancing lawyer will require evidence of proof of funds before they are able to accept any money from you into their client account and they should also ask additional questions concerning the source of monies.
I am assisting my sister sell her house in Forest Hall. Will the solicitor arrange the EPC or it is for me to see to?
After the abolition of Home Information Packs, energy performance certificates remained a compulsory component of moving house. An energy assessment must be commissioned in advance of the property being placed on the market. This is not something that conveyancers ordinarily arrange. If you are instructing a Forest Hall conveyancing lawyer they may help arrange EPC’s given their contacts with long established local providers
When it comes to lenders such as HSBC, do Forest Hall property lawyers face a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
About to purchase flat in Forest Hall. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Forest Hall property lawyer is on the Aldermore conveyancing panel.
I have justdiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Forest Hall for a purchase of a leasehold flat 9 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Forest Hall conveyancing specialists.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Forest Hall is where the house is located. Can you offer any opinion?
Flying freeholds in Forest Hall are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Forest Hall you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Forest Hall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have noted on numerous consumer advice websites that before choosing a conveyancing lawyer they must be approved by your bank. I am first time buyer with but I have an AIP via Nat West Bank and I already have a bricks and morter conveyancing lawyer in Forest Hall at the ready. Can Santander insist on an approved lawyer to be selected? If so, where can I find that list for my conveyancing in Forest Hall?
You should choose a solicitor that is on the Santander panel. Just call your chosen Forest Hall conveyancing solicitor and ask if they are on the Santander panel. If they are not on the panel you have a couple of choices available to you here:
- Carry on with your existing Forest Hall solicitor but Santander will undoubtedly use a conveyancer on their approved list. This will result in additional cost together with likely interruption.
- Appoint a fresh solicitor to act in the purchase, making sure they are on the Santander conveyancing panel.
- Convince your conveyancer to do everything possible to get listed on the Santander conveyancing panel.