What does my ID and proof of funds have anything to do with my conveyancing in Westerham? Is this really necessary?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the ID of the potential client they are dealing with before they can accept their conveyancing business. The Terms of Engagement that you are required to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. If you refuse to provide ID verification documents, your conveyancer can not take you on as a client.
The formalities of my purchase has taken place for my property in Westerham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
After much negotiation I have agreed a price on a house in Westerham. My financial adviser suggested a property lawyer. I paid an on account payment of £225. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being difficult. The Westerham solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who conducted the conveyancing in Westerham 5 years ago no longer exist. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your solicitor will know precisely where to find all the appropriate paperwork so you can buy or dispose of your house without a hitch. If duplicates can’t be found, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against future claims on the property.
I am buying a new build house in Westerham with a mortgage from Coventry Building Society. The builders would not budge the price so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my solicitor about the deal as it would adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
My husband and I are first time buyers - agreed a price, but the estate agent informed us that the seller will only move forward if we use their preferred solicitors as they want an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Westerham
We suspect that the owner is not behind this ultimatum. Should the seller want ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Try to communicate with the sellers directly and explain that (a)you are motivated purchasers (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Westerham conveyancing firm - rather thanthe ones that will provide their negotiator at the agency a referral fee or meet his conveyancing thresholds demanded by corporate headquarters.
A conveyancing company handled my conveyancing in Westerham half a dozen years ago and was holding my registration documents but has now closed – What can I do to retreive these?
Title deeds, as such, are no longer appropriate for the majority of homes in Westerham are registered electronically at Land Registry. Should you need to establish evidence of proprietorship or are selling or re-mortgaging your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.