What does my ID and proof of funds have anything to do with my conveyancing in Grange Over Sands? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Grange Over Sands conveyancing firm will require evidence of your identity in all conveyancing matters. This is usually satisfied by provision of a passport and an original bank statement or utility account evidencing where you reside.
Under Money Laundering Regulations, conveyancers are duty bound to validate not just the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this will lead to your solicitor ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to inform the relevant authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
We are selling our property in Grange Over Sands and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Grange Over Sands lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an online conveyancing firm as opposed to a conveyancing solicitor in Grange Over Sands. We have lived in Grange Over Sands for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should 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 health insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who did the conveyancing in Grange Over Sands 10 years ago are no longer around. What are my options?
As long as the title is registered the information relating to your proprietorship will be recorded by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, find your house and get current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I am purchasing my first flat in Grange Over Sands with a mortgage from Barnsley Building Society. The builders refused to move on the price so I negotiated 6k of extras instead. The sale representative suggested that I not to tell my solicitor about this extras as it may adversely affect my mortgage with the lender. Should I keep quiet?.
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.
I opted to have a survey done on a house in Grange Over Sands ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks will not give a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Grange Over Sands. Conveyancing may be slightly more expensive based on your lender's requirements.
What can I do to find out who owns a house in Grange Over Sands?
Assuming that the property is registered with HMLR, and you have enough specifics of the address of the property, you will be able to view details from the HMLR of the recorded proprietor for a a minimal charge.