What does my ID and proof of funds have anything to do with my conveyancing in Lydiate? Why is this being asked of me?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Lydiate. However these days you will not be able to proceed with any conveyancing transaction in the absence supplying proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as proof of ID it must be both the paper part and photo card part, one is not sufficient without the other.
Verification of the source of funds is necessary under Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancing solicitor must retain this information on record. Your Lydiate conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any money from you into their client account and they should also ask additional questions concerning the origin of funds.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Santander Solicitor panel ahead of completing my conveyancing in Lydiate?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Can you point me to a directory of Barclays panel conveyancers in Lydiate on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public online. Where you are in need of a Lydiate conveyancing practitioner on the Barclays please make the most of our tool.
Can I be sure that the Lydiate conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Lydiate getting recommendations is a sensible 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 advise that you speak with the solicitor carrying out your transaction.
We are getting a further advance on our mortgage from Nottingham as we want to carry out improvements to our property in Lydiate. Do we need to appoint a local Lydiate solicitor on the Nottingham conveyancing panel to handle the paperwork?
Nottingham do not ordinarily appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
Me and my brother purchased a 4 bedroom Edwardian house in Lydiate. Conveyancing lawyer represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Nationwide Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lydiate and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who conducted the purchase.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Lydiate is the location of the property. Can you offer any advice?
Flying freeholds in Lydiate are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lydiate you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lydiate may ascertain 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 property.
I need to appoint a conveyancing solicitor for freehold conveyancing in Lydiate. I happened to chance upon a site which appears to be the perfect solution If it is possible to get all formalities done via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?