I do hope you can assist me. My Dudley solicitor is advising me that she is duty bound toconduct Dudley conveyancing searches asthe firm are on the Nat Westconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Dudley conveyancing searches.
In what way does my ID and proof of funds have anything to do with my conveyancing in Dudley? What am I being asked for?
To satisfy the Money Laundering Regulations any Dudley 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 live.
Under Money Laundering Regulations, conveyancers are duty bound to ascertain not simply the ID of conveyancing clients but also the origin of the money that they receive in respect of any matter. Refusal to disclose this will lead to your conveyancer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to notify the relevant authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.
Just had an offer accepted on a new build apartment in Dudley. Conveyancing is daunting 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 legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dudley
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I opted to have a survey completed on a property in Dudley prior to appointing solicitors. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders tend refuse to grant a mortgage on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dudley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dudley to see if the conveyancing costs will increase in light of this.
I am looking to sell my property. My past solicitors closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Dudley if that makes things easier.
Do use our search tool to help you find a solicitor for your conveyancing in Dudley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.
I have noted on numerous consumer advice websites that before choosing a conveyancing solicitors they must be approved by your lender. It happens to be my first home move but I have an offer in principle from Halifax and I already have a high street conveyancing solicitor in Dudley in place. Does Nat West Bank insist on an approved solicitor to be instructed? Does a directory of panel conveyancers even exist so I can appoint a conveyancing lawyer in Dudley?
You should choose a solicitor that is on the Nat West Bank panel. Just ring your chosen Dudley conveyancing solicitor to check if they are on the Nat West Bank panel. If they are not on the panel you have a number of options open to you here:
- Proceed with your chosen Dudley lawyer but Nat West Bank will undoubtedly appoint a conveyancer from their approved panel. This will result in additional cost together with likely interruption.
- Get a fresh lawyer to conduct the conveyancing, ensuring that they are on the Nat West Bank conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to join the Nat West Bank panel of solicitors.