In what way does my ID and proof of funds have anything to do with my conveyancing in Darlington? Why is this being asked of me?
Darlington conveyancing solicitors and indeed property lawyers accross the UK have a duty under money laundering regulations to check the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Utility Bill less than 3 months old).
Evidence of the origin of monies is also required in compliance with the money laundering statutes as solicitors are obliged to investigate that the monies you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase monies if you are buying mortgage free) has originated from an acceptable source (such as an inheritance) and is not the proceeds of illegitimate behaviour.
My grandfather passed away last year and as sole heir and executor I was left the property in Darlington. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
Given you plan to refinance then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
We were going to get a AIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Darlington solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Darlington solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Completion of my purchase has taken place for my property in Darlington. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
After months of negotiation I have agreed a price on an apartment in Darlington. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the Santander 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 Santander 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.
Will commercial conveyancing searches disclose planned roadworks that could affect a commercial site in Darlington?
Many commercial conveyancing solicitors in Darlington will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Darlington. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Darlington.
For every commercial conveyancing transaction in Darlington it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Darlington commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Darlington.
Given that I am about to spend hundreds of thousands of pounds on a two bedroom apartment in Darlington I wish to have a conversation with the conveyancer about myconveyancing in advance of instructing the firm. Can this be arranged?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your property ownership legalities in Darlington.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Darlington should be the amount on the final invoice that you are charged.
I am on look out for some leasehold conveyancing in Darlington. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and almost all are in Darlington - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Darlington Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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Where a Darlington lease has no more than 80 years it will impact the marketability of the property. It is worth checking with your lender that they are happy with remaining years on the lease. A short lease means that you will almost definitely have to extend the lease at some point and it is worth finding out how much this would cost. For most Darlingtonlease extensions you will need to own the residence for 24 months in order to be eligible to extend the lease. Is the freehold owned collectively by the tenants? It would be sensible to investigate if there is anything that is prohibited in the lease. For example it is very common in Darlington leases that pets are not allowed in in a block in Darlington. If you like the apartmentin Darlington yet your cat can’t make the move with you then you will be presented with a hard choice.