Our Arnside conveyancer has uncovered a difference between the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My solicitor has advised that he must check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
What does my ID and proof of funds have anything to do with my conveyancing in Arnside? What am I being asked for?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with before they can accept their conveyancing instruction. The Terms and Conditions that you need to sign should stipulate 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 ID verification documents, your conveyancer would not be able to accept instructions from you.
I am purchasing a semi-detached house in Arnside. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Arnside you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Arnside.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Arnside is the location of the property. Can you offer any assistance?
Flying freeholds in Arnside are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Arnside you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Arnside may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have been pointed in your direction by three or four local estate agents in Arnside to choose a conveyancer on your site. Is there a financial advantage for Estate Agents to offer your lawyers over alternative conveyancing organisations?
We don’t offer any commission for directing people our way. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to find a conveyancing solicitor for some conveyancing in Arnside. I have stumble upon a web site which appears to be the perfect answer If there is a chance to get all the legals done via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?