What does my ID and proof of funds have anything to do with my conveyancing in Kings Norton? Why is this being asked of me?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Kings Norton. However these days you can not proceed with any conveyancing process in the absence supplying evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a bank statement. Please note that if you are providing your driving licence as proof of identification it needs to be both the paper section and photo card part, one is not acceptable without the other.
Proof of the source of monies is necessary under Money Laundering Regulations. Please do not be offended when when this is requested of you as your conveyancing solicitor will need to have this information on record. Your Kings Norton conveyancing practitioner will require evidence of proof of funds before they are able to accept any monies from you into their client account and they should also ask additional questions concerning the source of monies.
I am selling my flat in Kings Norton. Will my conveyancing practitioner have to be on the Nationwide conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
I happen to be the sole beneficiary of my late father’s estate and I have everything in my name alone, including the my former home in Kings Norton. The Kings Norton property was put into my name in October. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the house in October. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most mortgage companies would take a pragmatic view as this obligation principally exists to capture subsales or the wholesaling and assigning of property.
is it true that all Kings Norton solicitor practices on the UBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
Completion of my remortgage has taken place for my property in Kings Norton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Just had an offer accepted on a new build flat in Kings Norton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Kings Norton
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
In my capacity as executor for the estate of my aunt I am disposing of a property in Swansea but reside in Kings Norton. My conveyancer (who is 235 kilometers awayrequires that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Kings Norton who can attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Kings Norton based
I previously told by my bank that their approved lawyers work on no move no fee basis for conveyancing in Kings Norton. I had a purchase fall through nevertheless the solicitors want search fees! They say the fees are nothing to do with their fees!
in promising "no move no fee" Kings Norton conveyancing firms are writing off their charges for any work done. We should make it clear that this does not constitute an insurance scheme. Disbursements aren’t covered – where the conveyancing practitioner have to pay money out to independent parties, e.g. Kings Norton local search fees