We are buying a new build apartment in Llanfairfechan and my conveyancer is telling me that she has to the mortgage company to reveal incentives from the seller. I am nearing the developer’s deadline to exchange contracts and I would rather not prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
In what way does my ID and proof of funds have anything to do with my conveyancing in Llanfairfechan? What am I being asked for?
Llanfairfechan conveyancing solicitors and indeed property practitioners throughout the UK have a duty under money laundering regulations to check the ID of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to produce two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill less than 3 months old).
Confirmation of the origin of funds is also required in accordance with the money laundering statutes as solicitors are required to investigate that the monies you are utilising to buy a property (be it the exchange deposit or the full purchase price where you are buying without a mortgage) has come from legitimate source (such as employment savings) rather than the product of criminal activity.
Can I be sure that the Llanfairfechan conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Llanfairfechan getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your conveyancing.
Completion of my purchase has taken place for my property in Llanfairfechan. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Leeds Building Society have agreed my mortgage in principle, my bid on a apartment in Llanfairfechan has been agreed to, what are the next steps?
Your estate agent will need to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Call up Leeds Building Society or the broker and complete any appropriate paperwork. Leeds Building Society will appoint a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanfairfechan.
I used Stirling Law a few years ago for my conveyancing in Llanfairfechan. Now, I need my documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanfairfechan of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build flat in Llanfairfechan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llanfairfechan
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Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I decided to have a survey done on a property in Llanfairfechan prior to instructing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on this type of home.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llanfairfechan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanfairfechan to see if the conveyancing will be more expensive.