Some advice if I may. My Heath solicitor is informing me me that he is legally obliged toapply for Heath conveyancing searches asthe firm are on the HSBCapproved lawyer panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your property lawyer 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 CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Heath conveyancing searches.
What does my ID and proof of funds have anything to do with my conveyancing in Heath? What am I being asked for?
To satisfy the Money Laundering Regulations any Heath conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility account showing your correct address.
In accordance with Money Laundering Regulations, conveyancers are duty bound to investigate not simply the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this will result in your conveyancer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the relevant authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Heath. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
Given you plan to refinance then Skipton will require that you use a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
I require fast conveyancing in Heath as I am under pressure to complete within one month. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you are at free not to do searches although no law firm would recommend that you don't. With lots of history conveyancing in Heath the following are examples of issues that can appear and adversely affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
We are a couple of weeks into a residential purchase having been recommend to solicitors by the high street agent to perform conveyancing in Heath. I am am extremely dissatisfied with the quality of service. Can you you assist me in finding new conveyancers?
A lawyer would have to be really bad to suggest diss instructing them. Has your mortgage offer been issued? If so you will need to make them aware of the new lawyer and have the mortgage documents are re-issued. Your new solicitor ideally should be on the lenders approved list to avoid added expenses and complications. So that should be your starting point. The find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Heath
My aim is to purchase a ground floor maisonette in Heath. Conveyancing solicitor is waiting for, from the seller, building insurance schedule. This afternoon I was informed that the owner needs to forward the insurance paperwork for the flat above also. Why would my property lawyer need to check the insurance for the flat above? Is it really required? We have been waiting for the last fortnight…
It is not unheard of in leasehold conveyancing in Heath to discover Conveyancing in Heath in a minority of cases reveals that the lease obliges the tenant's to insure their individual flats as opposed to the freeholder insuring the complete property - which is clearly better. Do contact your conveyancing practitioner but it would appear that your solicitor is seeking to establish that the whole building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt as a result of lack of insurance.