In what way does my ID and proof of funds have anything to do with my conveyancing in Middleton? What am I being asked for?
Middleton conveyancing solicitors as well as nationwide property lawyers accross the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill less than 3 months old).
Confirmation of the origin of funds is also necessary under the money laundering statutes as conveyancers are required to ensure that the funds you are using to acquire a property (be it the exchange deposit or the full purchase monies if you are buying mortgage free) has come from legitimate source (such as an inheritance) as opposed to the product of illegitimate behaviour.
we are a couple who are hoping to buy a newly converted apartment in Middleton with a mortgage from Bank of Scotland.We use our Middleton conveyancing lawyer but Bank of Scotland informed us she’s not on their approved list of firms. It seems we are left with no choice but to instruct a Bank of Scotland panel solicitor or retain our preferred solicitor and pay for a Bank of Scotland panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its various provisions, a common one being that solicitors needs to be on the Bank of Scotland conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Scotland
We are planning to move property in May. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Middleton. Conveyancing firm was chosen before I stumbled across your website.
On the afternoon of completion you can collect the keys from your estate agent but this can only happen when the vendors solicitors advise the agent that the monies to complete are in and the keys can be collected. Subsequently you should advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in locating a residential property solicitor in Middleton or a legal practice that specialises in conveyancing in Middleton.
The mortgage over my property is with Nationwide for my property in Middleton. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
You must advise Nationwide prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel firm.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The Middleton solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
We are buying a property and the solicitor has referenced Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Middleton
Unless a previous acquisition of the house completed post 12 October 2013 you can expect conveyancing practitioners carrying out conveyancing in Middleton to continue to propose a a chancel search and or chancel repair liability insurance.
I used Wolstenholmes a few years past for my conveyancing in Middleton. Now, I need the files however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Middleton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In my capacity as executor for the estate of my father I am selling a property in Monmouth but live in Middleton. My solicitor (based 200 kilometers from mehas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Middleton to witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Middleton based