What does my ID and proof of funds have anything to do with my conveyancing in Sherwood? Is this really warranted?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you are required to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to provide identification documents, your solicitor can not take you on as a client.
Can I be sure that the Sherwood conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Sherwood seeking recommendations is a good starting point. 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 advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.
My fiancee and I are in the throws of viewing houses in Sherwood and I am about to put in an offer. Is it wise to have a solicitor on ‘stand by’? I will be getting a mortgage with Skipton.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are getting a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Sherwood solicitor on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
A friend suggested that if I am buying in Sherwood I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Sherwood conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Sherwood around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Sherwood Education with maps and statistics, Local Amenities and other useful information concerning Sherwood.
How does conveyancing in Sherwood differ for newly converted properties?
Most buyers of new build premises in Sherwood come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Sherwood usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sherwood or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Sherwood is the location of the property. Can you offer any advice?
Flying freeholds in Sherwood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sherwood you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sherwood may decide 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.
In searching the web for the term on line conveyancing in Sherwood it shows results of numerous property lawyerslocally. With so much choice what is the best way to find the right property lawyer for me?
The preferential method of seeking a suitable conveyancer is via personal referral, so ask colleagues and those you trust who have purchased a property in Sherwood or a local estate agent or mortgage broker. Charges for conveyancing in Sherwood vary, so it's a good idea to obtain a minimum of four fee estimates from varying types of property lawyers. Dont forget to clarify that the costs are assured not to increase.