In what way does my ID and proof of funds have anything to do with my conveyancing in Northwich? Is this really necessary?
Northwich conveyancing solicitors and indeed property practitioners accross the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Utility Bill no older than three months).
Confirmation of source of funds is also necessary in accordance with the money laundering statutes as lawyers are mandated to ensure that the monies you are utilising to buy a property (whether it be the deposit for exchange or the full purchase price where you are buying mortgage free) has originated from legitimate source (such as employment savings) and is not the product of criminal activity.
My house in Northwich is up for sale and I have a purchaser. Does the property lawyer need to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
We previously instructed conveyancing lawyers located in Northwich on the RBS solicitor approved list. They are now charging me an additional sum for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer may charge a fee for this. The fee is not dictated by RBS but by your Northwich conveyancing practitioner. Numerous firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.
Completion of my purchase has taken place for my property in Northwich. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
About to purchase maisonette in Northwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Northwich conveyancing practitioner is on the Co-operative conveyancing panel.
It has been 4 months following my purchase conveyancing in Northwich took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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 premises 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 have been pointed in your direction by a few selling agents in Northwich to locate a property lawyer on your site. Is there a financial inducement for Estate Agents to market your lawyers over and above a competitor’s?
We refuse to make any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am using a search engine for the phrase conveyancing in Northwich it reveals many property lawyersin the area. How do I determine which is the right property lawyer for my move?
The preferential method of finding the right conveyancer is via personal referral, so enquire of colleagues and those you trust who have purchased a property in Northwich or the local estate agent or financial adviser. Fees for conveyancing in Northwich differ, so it's sensible to request at least three quotes from varying types of property lawyers. Make sure that you clarify what costs in the quote includes.