What does my ID and proof of funds have anything to do with my conveyancing in Hunstanton? Why is this being asked of me?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Hunstanton. However these days you can not complete any conveyancing process in the absence providing proof of your identity. This usually takes the form of a either your passport or driving licence and a council tax bill. Remember if you are supplying your driving licence as proof of ID it needs to be both the paper part as well as the photo card part, one is not acceptable in the absence of the other.
Proof of your source of money is mandated 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 Hunstanton conveyancing solicitor will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask additional queries regarding the source of funds.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Hunstanton. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Given you intend to refinance then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
Should my lawyer be raising enquiries concerning flooding during the conveyancing in Hunstanton.
Flooding is a growing risk for lawyers dealing with homes in Hunstanton. Plenty of people will buy a house in Hunstanton, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that may be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Hunstanton. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to find out whether the property has ever been flooded. In the event that the property has been flooded in past and is not notified by the vendor, then a purchaser could commence a compensation claim as a result of such an misleading answer. A buyer’s conveyancers will also carry out an enviro report. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be carried out.
It has been five months following my purchase conveyancing in Hunstanton completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Hunstanton is the location of the property. Can you offer any guidance?
Flying freeholds in Hunstanton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hunstanton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hunstanton 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 premises.
We are 3 weeks into a freehold purchase having been referred to conveyancers by the high street agent to execute conveyancing in Hunstanton. I am am extremely dissatisfied with the quality of service. Can you help me find new solicitors?
A lawyer would have to be really poor in order to consider diss instructing them. Has the loan offer been generated? In the event that it has you must inform them of the new conveyancer and have the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the lenders approved list to avoid escalating fees and complications. So that should be your first question of the new conveyancers. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Hunstanton