We instructed a High Peak based solicitor for my conveyancing in High Peak recently. Upon checking the terms of engagement I seewe are on the hook for fees even if the movedoes not happen. Should I go with them or use an on-line solicitor practice advertising no completion no charge conveyancing in High Peak?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to offset the transactions that do not proceed. Do bear in mind that such deals tend not to protect you from expenditure for example High Peak conveyancing search costs.
What does my ID and proof of funds have anything to do with my conveyancing in High Peak? What am I being asked for?
You are right in these requests have nothing to do with conveyancing in High Peak. Nowadays you will not be able to proceed with any conveyancing process if you have not supplying evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Remember if you are supplying your driving licence as proof of ID it must be both the paper element and photo card part, one is not satisfactory in the absence of the other.
Verification of the source of money is required under Money Laundering Regulations. Please do not be offended when you are asked to produce this as your conveyancer must retain this information on file. Your High Peak conveyancing practitioner will require evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask further questions concerning the source of funds.
My bid for a property was accepted at auction in High Peak. Conveyancing is needed. What is next?
Having exchanged you will need to hire the services of a conveyancing solicitor as a matter of urgency as you will have a tight a fixed date to complete the purchase. An auction property will have an associated auction pack. This will include evidence of title and search results. In the case of leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in place to complete on the on the contractual date .
I am expecting a DIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any High Peak solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint High Peak solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
After shopping around on the internet I have found a High Peak solicitor having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your High Peak postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in High Peak.
What does a local search inform me about the house my wife and I buying in High Peak?
High Peak conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every High Peak conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I'm purchasing my first flat in High Peak with a loan from National Westminster Bank. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this extras as it would jeopardize my loan with National Westminster Bank. 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.
We are about to purchasing a house in High Peak. Conveyancing is not complete but we wish to have our purchase price confidential from the likes of Rightmove. How do I make sure this is not disclosed?
HMLR by statute are required to specify price paid data on a register of the title for domestic properties countrywide which includes properties in High Peak. The register of ownership is an open document, so the Land Registry would be breaching their statutory duty excluded certain homes such as the one in High Peak.
You can make a request of HMLR to withhold the price paid entry however the answer will be a No.