In what way does my ID and proof of funds have anything to do with my conveyancing in Abersoch? What am I being asked for?
It is indeed that case that these requests have nothing to do with conveyancing in Abersoch. Nowadays you will not be able to proceed with any conveyancing process without first handing over proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a council tax bill. Remember if you are providing your driving licence as proof of identification it needs to be both the paper part as well as the photo card part, one is not satisfactory in the absence of the other.
Evidence of your source of monies is necessary in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your lawyer must retain this information on file. Your Abersoch conveyancing lawyer will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask additional questions regarding the origin of monies.
My property lawyer in Abersoch is not on the Santander Solicitor Panel. Can I still use my family solicitor notwithstanding that they are not on the Santander panel?
Your options are as follows:
- Complete the purchase with your existing Abersoch lawyers but Santander will need to use a lawyer on their panel. This will inevitably rack up the total legal charges and cause frustration.
- Get an alternative practitioner to act in the purchase, remembering to check they are on the Santander panel
My wife and I buying a 3 bedroom semi in Abersoch. We would like to an extension at the rear at the property.Will the conveyancing process involve investigations to see if these works were previously refused?
Your conveyancer will check the registered title as conveyancing in Abersoch will sometimes reveal restrictions in the title deeds which prevent certain changes or necessitated the consent of another owner. Some extensions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
When it comes to lenders such as Virgin Money, do Abersoch solicitors have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
is it true that all Abersoch conveyancing solicitors on the Bank of Ireland conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
The deeds to my home are lost. The solicitors who did the conveyancing in Abersoch 4 years ago no longer exist. What do I do?
These day there are duplicates made of almost everything, and your conveyancer should know exactly where to find all the appropriate paperwork so you may purchase or dispose of your property without any difficulty. Where duplicates can’t be located, your conveyancer can put in place insurance or indemnities protecting you against possible claims on your property.
Do I need to be concerned that estate agents that I am dealing with are recommending a nationwide conveyancing firm as opposed to a local Abersoch conveyancing company?
As with many professional services, often referrals from relatives can be extremely useful or valuable. Nevertheless there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend lawyers to select. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to select your preferred conveyancer. However, bear in mind that some lenders have an approved list of lawyers you are obliged to use for the lender aspect of your transaction.
Our sealed bid on semi in Abersoch was accepted, the owner does nevertheless have a connected purchase. The sellers have offered on a property, but it’s not been accepted yet, and has viewings of other flats booked. I have selected a nearby conveyancing solicitor in Abersoch. What should be my next step? At what stage do I apply for the mortgage with Kent Reliance?
It is normal to have apprehensions where there is a chain given your reluctance to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Abersoch conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Kent Reliance approved list. Regarding the next steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a rising market the majority of purchasers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with searches.