Is the fact that my solicitor in Kimbolton is not on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Kimbolton conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am due to complete buying a property in Kimbolton but as a consequence of wreckage from a small fire at the property I have managed to agree recompense from the seller of three thousand pounds taking the form of a adjustment in the price. This was going to be dealt with as part of a side agreement but UBS are not allowing this. Should they have been informed?
Your solicitor that is on a UBS approved list is obliged to disclose to UBS of any variations to the purchase price. If you prohibit your lawyer to report the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new solicitor for your conveyancing in Kimbolton.
In what way does my ID and proof of funds have anything to do with my conveyancing in Kimbolton? Is this really necessary?
To satisfy the Money Laundering Regulations any Kimbolton conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account showing your correct address.
In accordance with Money Laundering Regulations, property lawyers are duty bound to validate not only the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this will lead to your conveyancer terminating 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 make a disclosure to the appropriate authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.
My aunt passed away last year and as sole heir and executor I was left the property in Kimbolton. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Barclays will require that you use a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a residence in Kimbolton? or I am told that there is a law dating back centuries that could mean that homeowners living in a parish church boundary will be compelled to pay for repairs towards the chancel within the church. Is this applicable for conveyancing in Kimbolton?
Unless a prior acquisition of the property completed post 12 October 2013 you may assume that conveyancing practitioners delivering conveyancing in Kimbolton to continue to recommend a chancel search and or insurance against a claim.
I opted to have a survey done on a house in Kimbolton before retaining solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will not grant a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kimbolton. Conveyancing will be smoother if you use a solicitor in Kimbolton especially if they regularly deal with such properties in Kimbolton.