I am getting a offer of a home loan from Nat West. I hope to use a Licensed Conveyancer in Haggerston. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
What does my ID and proof of funds have anything to do with my conveyancing in Haggerston? What am I being asked for?
It is indeed that case that the requirement set out by your solicitor has nothing to do with conveyancing in Haggerston. However these days you can not proceed with any conveyancing deal in the absence submitting evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence and a bank statement. Remember if you are providing your driving licence as proof of ID it needs to be both the paper section and photo card part, one is not sufficient without the other.
Proof of your source of money is necessary under Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer will need to have this information on file. Your Haggerston conveyancing practitioner will need to see evidence of proof of funds prior to accepting any money from you into their client account and they may also ask further queries concerning the source of monies.
I happen to be the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Haggerston. The Haggerston property was put into my name in October. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in October. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this requirement is chiefly there to capture the purchase and immediately sell or the flipping of property.
is it true that all Haggerston conveyancing solicitors on the Yorkshire BS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The Haggerston 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.
Should my conveyancer be asking questions regarding flooding as part of the conveyancing in Haggerston.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Haggerston. There are those who buy a property in Haggerston, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a various checks that can be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Haggerston. The conventional set of property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out if the property has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a buyer may issue a claim for damages as a result of such an misleading answer. The purchaser’s solicitors will also order an environmental report. This will reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be made.
Me and my brother have a renovated Edwardian property in Haggerston. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Haggerston and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
Is it simple use the search facility to choose a conveyancing lawyer in Haggerston on the approved list for my lender?
First pick a mortgage company such as Birmingham Midshires, Skipton Building Society or TSB then specify your preferred area for instance Haggerston. Conveyancing organisations in Haggerston and further afield should be listed.