In what way does my ID and proof of funds have anything to do with my conveyancing in East Dulwich? What am I being asked for?
East Dulwich conveyancing solicitors as well as nationwide property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill no more than three months).
Confirmation of the origin of funds is also required in accordance with the money laundering regulations as solicitors are obliged to ensure that the money you are utilising to acquire a property (whether it be the deposit for exchange or the total purchase amount where you are buying without a mortgage) has originated from legitimate source (such as an inheritance) and is not the proceeds of criminal activity.
We are buying a apartment in East Dulwich. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am selling my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being difficult. The East Dulwich solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
I have instructed a East Dulwich conveyancer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your East Dulwich postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in East Dulwich.
I require fast conveyancing in East Dulwich as I am under an ultimatum to exchange contracts in less than 4 weeks. Thankfully I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are are a cash purchaser you have the choice not to do searches although no solicitor would recommend that you don't. With lots of history conveyancing in East Dulwich the following are instances of issues that can crop up and adversely impact market value: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
How does conveyancing in East Dulwich differ for new build properties?
Most buyers of new build residence in East Dulwich contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in East Dulwich usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in East Dulwich or who has acted in the same development.
My partner has encouraged me to instruct his conveyancing solicitors in East Dulwich. Should I use them?
Much as we are happy to recommend a East Dulwich conveyancing lawyer the ideal way to choose a conveyancing solicitor is to seek guidance from friends or family who have actually used the conveyancer you're are thinking of instructing.
I have noted on a number of online forums that before choosing a conveyancing solicitors they need approved by your mortgage company. It happens to be my first home move but I have an offer in principle with Birmingham Midhshires and I already have a bricks and morter conveyancing lawyer in East Dulwich in place. Can Nat West Bank need an approved conveyancer to be instructed? Does a directory of panel conveyancers even exist for my conveyancing in East Dulwich?
You need to choose a solicitor that is on the Nat West Bank panel. The simplest thing to do is call your preferred East Dulwich conveyancing solicitor and ask if they are on the Nat West Bank panel. If they are not on the panel you have numerous choices available to you here:
- Carry on with your preferred East Dulwich conveyancing practitioner but Nat West Bank will no doubt retain a lawyer on their approved list. The net impact is additional charges together with probable delay.
- Appoint a new conveyancer to act in the purchase, making sure they are on the Nat West Bank conveyancing panel.
- Convince your solicitor to pull out all the stops to join the Nat West Bank panel of solicitors.