What does my ID and proof of funds have anything to do with my conveyancing in Tilbury? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms of Engagement that you need to sign should confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to hand over identification documents, your solicitor would not be able to act for you.
My conveyancer has informed me that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Tilbury?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
is it true that all Tilbury solicitor practices on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
We had instructed conveyancing lawyers with offices in Tilbury on the Leeds Building Society solicitor approved list. They are now charging me a separate charge for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The charge is not dictated by Leeds Building Society but by your Tilbury lawyer. Some firms on the Leeds Building Society panel will levy ’dealing with mortgage’ fee and others do not.
What can a local search reveal about the house my wife and I purchasing in Tilbury?
Tilbury conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Tilbury conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
About to purchase a new build flat in Tilbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Tilbury
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Due to the guidance of my in-laws I had a survey completed on a property in Tilbury in advance of retaining solicitors. I have been told that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Tilbury. Conveyancing will be smoother if you use a solicitor in Tilbury especially if they are familiar with such properties in Tilbury.
My husband and I are planning to purchase a three bedroom ground floor flatin Tilbury with a mortgage from a lender. We would like to retain our conveyancer in Tilbury but our lender inform us now that he's not approved on their "panel". It seems we have little choice but to instruct from the our mortgage company panel firms or stay with our Tilbury conveyancer and incur the extra legals for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our mortgage company use our Tilbury lawyer?
No, not really. The mortgage company mortgage issued is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most banks had open panels, including almost all conveyancing solicitors in Tilbury : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your mortgage company.