My mortgage broker says he needs my Keelby lawyer’ panel reference for the Santander conveyancing panel. What is the best way to discover this. I have tried my local Keelby branch but they cant find it on their system.
Have you tried contacting your Keelby conveyancer about this?. They retain a central record lender panel numbers.
In what way does my ID and proof of funds have anything to do with my conveyancing in Keelby? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Keelby conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing your correct address.
In accordance with Money Laundering Regulations, conveyancing solicitors are required to investigate not just the ID of conveyancing clients but also the source of monies that they receive in respect of any matter. Refusal to disclose this may lead to your conveyancer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the relevant authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.
I am considering applying for a Nottingham mortgage for purchase of a new build (under development) in Keelby with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?
There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Should my lawyer be raising questions regarding flooding as part of the conveyancing in Keelby.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Keelby. Some people will acquire a property in Keelby, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or by their solicitors which should give them a better appreciation of the risks in Keelby. The conventional set of property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to find out whether the property has suffered from flooding. If the property has been flooded in past and is not notified by the owner, then a purchaser may issue a legal claim for losses as a result of such an inaccurate answer. The purchaser’s solicitors will also carry out an environmental search. This will reveal whether there is a recorded flood risk. If so, further investigations should be conducted.
I'm remortgaging my primary property to a BTL loan with The Royal Bank of Scotland and I will use the rest of the raised equity as a deposit on a second house. The area we are interested in is Keelby. Will your solicitors be able to act for both sets of lenders and link together the two deals?
Make use of our comparison tool on this site to be sure that the lawyers are approved by both lenders. On the basis that they are your lawyer should be able to connect the two conveyancing matters but you should talk with you lawyer and specify your desired outcome and needs.
My dad purchased his flat in Keelby ten years ago. He has got married, widowed and is now remarried. He will be marketing the property next summer. I think he will simply be need to supply copies of the marriage certificates to the property lawyer but he is worried it could hold up the home move. Is it worth updating the Land Registry details for the property?
It is not absolutely necessary to update the register as long as you have the proof required to demonstrate how the change of name resulted.
Any purchaser’s conveyancing practitioner will examine the land registry entries and requisition evidence to establish the change of name e.g. marriage certificates.