My financial adviser says he needs my Shirenewton lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I obtain this. I have contacted my local Shirenewton office but they don't know it.
You are best placed to get this information from your Shirenewton property lawyer . They retain a central record lender panel numbers.
What does my ID and proof of funds have anything to do with my conveyancing in Shirenewton? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Shirenewton. Nowadays you will not be able to proceed with any conveyancing deal if you have not providing evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a council tax bill. Remember if you are supplying your driving licence as proof of identification it must be both the paper section and photo card part, one is not acceptable in the absence of the other.
Verification of your source of money is required 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 Shirenewton conveyancing solicitor will require evidence of proof of funds before they are able to accept any funds from you into their client account and they should also ask additional queries concerning the origin of funds.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Shirenewton. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?
Where you plan to refinance then Nationwide will require that you use a conveyancer on the Nationwide 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 Nationwide 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 Nationwide mortgage is registered as a charge at the Land Registry.
I am helping my niece sell her property in Shirenewton. Will the solicitor arrange the energy assessment or do I organise this?
After the abolition of HIPs, energy assessments remained a mandatory element of moving house. An EPC should be to hand in advance of the property being advertised. It is not something that law firms normally arrange. Where you are using a Shirenewton conveyancing lawyer they might be able to arrange energy performance certificates given their relationships with reputable local assessors
When it comes to mortgage companies such as Virgin Money, do Shirenewton lawyers have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Shirenewton conveyancing lawyers were instructed. How long does it take for Leeds Building Society to issue the offer to the conveyancer?
Some lenders take longer than others. Have Leeds Building Society done the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a new build house in Shirenewton benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not to tell my solicitor about this extras as it would adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it best to appoint a Shirenewton conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can carry out the legal work but they are based approximately 350kilometers drive away.
The benefit of a local Shirenewton conveyancing firm is that you can attend the office to sign paperwork, deliver your ID and pester them where appropriate. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and they were happy that should outweigh using an unknown Shirenewton conveyancing solicitor just because they are Shirenewton based.