In what way does my ID and proof of funds have anything to do with my conveyancing in Herne Bay? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms and Conditions that you need to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to provide ID verification documents, your solicitor would not be able to accept instructions from you.
The Herne Bay conveyancing lawyers that I appointed last week on my house acquisition in Herne Bay have without warning closed. I chose them because I needed a solicitor on the Bank of Ireland conveyancing panel and my family Herne Bay lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
We are getting the release of further funds on our home loan from Skipton as we wish to conduct improvements to our home in Herne Bay. Are we obliged to choose a local Herne Bay solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton do not ordinarily instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
I'm spending time looking at flats in Herne Bay and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Yorkshire BS.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
About to purchase house in Herne Bay. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Herne Bay conveyancing practitioner is on the Santander conveyancing panel.
I am looking for a conveyancing solicitor in Herne Bay for my sale. Is there any facility to check a firm’s complaints history with the profession’s regulator?
Members of the public can search for presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.
I've recently bought a leasehold house in Herne Bay. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Herne Bay Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
The best form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this scenario the lessees benefit from being in charge if their destiny and although a managing agent is usually retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. In the main the cost for major works are not included within service charges, albeit that there some managing agents in Herne Bay require tenants to contribute towards a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance. The answer will be useful as a) areas could result in problems for the block as the communal areas may begin to deteriorate if services are not paid for b) if the tenants have an issue with the managing agents you will need to have full disclosure
I'm remortgaging a bungalow in Herne Bay. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name on the list. Is this a big problem?
Not all staff in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.