My mortgage broker has asked me for my Dover law firm’s panel member for the Lloyds conveyancing panel. What is the best way to obtain this. I have e-mailed my local Dover office but they have not responded to me.
You are best placed to get this information from your Dover solicitor . Most Dover law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My husband and I are acquiring a new build duplex in Dover and my conveyancer is informing me that she has to the lender to disclose incentives from the builder. I am under pressure to exchange and I would rather not delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
In what way does my ID and proof of funds have anything to do with my conveyancing in Dover? Is this really necessary?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Dover. However these days you will not be able to complete any conveyancing transaction without first supplying proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a utility bill. Remember if you are supplying your driving licence as proof of identification it must be both the paper element and photo card part, one is not sufficient without the other.
Proof of the source of monies is mandated in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancing solicitor will need to have this information on file. Your Dover conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they will also ask additional queries regarding the origin of monies.
How can we tell if a Dover conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Dover getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your conveyancing.
The mortgage over my property is with Lloyds for my property in Dover. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
You must advise Lloyds in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel lawyer.
After much negotiation I have agreed a price on a house in Dover. My financial adviser suggested a solicitor. I paid an advanced payment of £150. Not long after, the conveyancer called me sheepishly admitting that they were not on the Clydesdale 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 Clydesdale 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Dover. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Dover
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
We are midway through purchasing a property in Dover. Conveyancing solicitor has phoned to say the title is "Leasehold". Should this impact our home loan valuation?
Dover conveyancing does not ordinarily involve leasehold houses. The key factor here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it’s unlikely to affect the saleability too much.
On the flip side, if it's, say, 50 years it is bound to have a adverse effect on the saleability, and most likely wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease which should be made available to your property lawyer.