Finally, a loan offer from HSBC for the refinancing of my 4 room flat is to be issued within the next few days. Are you able to suggest a low cost conveyancing law firm in Clare?
You are on the wrong site if you are seeking the cheapest conveyancing in Clare. Our goal is to offer cost effective conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint brokers seducing you with ninety nine pound conveyancing in Clare. In your best case scenario, in being led by low cost conveyancing, you will get your money’s worth and at worst you will end up spending a lot in extras and still not receive the service required.
What does my ID and proof of funds have anything to do with my conveyancing in Clare? Is this really warranted?
In order to comply with Money Laundering Regulations any Clare conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account showing where you reside.
Under Money Laundering Regulations, property lawyers are obliged by law to ascertain not simply the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to make a disclosure to the appropriate authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Clare so that I can attend their offices if required.
These days approved lawyers for lenders undertake all of the communications via Royal Mail, e-mail or over the phone. This enables them to carry out the conveyancing transaction regardless of where you live in the country. That being said you should see if you have the option of visiting the offices of your conveyancing lawyer if needed.
I'm in the throws of looking at houses in Clare and I am now considering a potential offer. Should I already have a conveyancing practitioner appointed at this point? I intend to finance via a mortgage with Bank of Ireland.
It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my apartment. 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, Barclays are being problematic. The Clare solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
After shopping around on the internet I have found a Clare property lawyer having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Clare surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My relative recommended that if I am buying in Clare I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Clare conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Clare around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Clare.
What advice can you give us when it comes to finding a Clare conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Clare conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Clare conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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What are the legal fees for lease extension conveyancing?
Clare Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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For most Clare leaseholds the outlay for major works tend not to be wrapped into the maintenance charges, although a few managing agents in Clare require leasehold owners to pay into a sinking fund and this is used to offset against larger repairs or maintenance. Best to be warned whether fixing the lift or some other significant cost is coming up that will be shared between the tenants and will dramatically impact the level of the service fees or require a specific payment. The majority of Clare leasehold apartments will have a service charge for maintenance of the building invoiced by the management company. Should you purchase the flat you will have to pay this amount, normally in instalments during the year. This can be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all likelihood there will be a ground rent to be met annual, ordinarily this is not a significant sum, say about £25-£75 but you should to check as occasionally it can be surprisingly expensive.