I am acquiring a leasehold flat in Guildford. My Conveyancer has never been on on the mortgage company conveyancing list. Can I still appoint my Guildford conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
Your options include
- Complete the deal with your preferred Guildford solicitor but your mortgage company will no doubt appoint a conveyancer on their conveyancing panel. The net result is additional charges together with likely delay.
- Get a new conveyancer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Appeal to your conveyancer to seek to join the lender panel
I am under pressure from the executor of a property in Guildford to exchange within four weeks. What can I do to speed up matters?
In the event that the seller is applying a tight deadline for your conveyancing it is advisable to make sure that your solicitor is familiar with the area as they will benefit local contacts and know-how. It is possible that they would have handled previoushouses in the same street. You would be best advised to use a Guildford conveyancing firm. In addition, check that the conveyancing firm is on the lender panel. It is claimed that 18% of Guildford conveyancing deals are delayed or derailed after discovering a buyer’s conveyancer was not on their banks list of approved solicitors. This can often result in the conveyancing being frustrated by almost 21 days. It is claimed that this issue affects in the region of one hundred thousand home moves annually. Almost all Guildford conveyancing practices can not act for certain lenders so do check at the outset.
What does my ID and proof of funds have anything to do with my conveyancing in Guildford? Is this really warranted?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Guildford. Nowadays you will not be able to proceed with any conveyancing process without first supplying evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a utility bill. Remember if you are providing your driving licence as evidence of ID it needs to be both the paper element as well as the photo card part, one is not satisfactory in the absence of the other.
Proof of the source of monies is mandated in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your lawyer will need to retain this information on record. Your Guildford conveyancing practitioner will require evidence of proof of funds prior to accepting any monies from you into their client account and they should also ask further queries regarding the origin of funds.
Just bought a detached house in Guildford , how long should it take for the Land Registry to record the transfer to my name? My Guildford conveyancing solicitor works at snail pace, so I want to be certain that my name is registered.
There is nothing unique about conveyancing in Guildford registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested parties. As of today approximately 80% of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration takes place once the purchaser has moved in to the premises therefore 'speed' is not always an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I'm purchasing my first flat in Guildford benefiting from help to buy. The sellers refused to reduce the price so I negotiated £7000 of extras instead. The property agent suggested that I not to tell my conveyancer about the side-deal as it could 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.
What type of premises does your Guildford conveyancing quotes apply to?
The quotes issued are only relevant to standard residential property in England & Wales. Should you have any different requirements such as industrial or agricultural land or commercial conveyancing in Guildford please contact us to discuss this further .