I can't travel far from Pratt's Bottom. Is there a reason why all Pratt's Bottom conveyancing practitioners aren't included on all bank panels?
A decade ago most banks demonstrated an approach to risk which is different from today. The financial regulator in 2010 carried out a thematic review into mortgage fraud which concluded: know the lawyers on your panel. Consequently, lenders have since soughtmore data from law firms regarding their operations and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the lenders set.
In what way does my ID and proof of funds have anything to do with my conveyancing in Pratt's Bottom? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identity of the potential client 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 lender will also require certain documents to be checked. Should you are unwilling to supply ID verification documents, your lawyer would not be able to accept instructions from you.
We are due to move house in June. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Pratt's Bottom. Conveyancing firm was organised prior to coming across this page.
On the day of completion you will need to collect the house keys from the property agent however this can only happen when the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be given over. You will need to inform the removal men that they can start moving you in. We do not recommend a particular removal organisation but can help you choose a residential property solicitor in Pratt's Bottom or a firm with expertise in conveyancing in Pratt's Bottom.
I have a mortgage with Santander for my property in Pratt's Bottom. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
You must advise Santander before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel firm.
Intending to buy a apartment in Pratt's Bottom. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Pratt's Bottom conveyancing practitioner is on the Bank of Ireland conveyancing panel.
five months have elapsed following my purchase conveyancing in Pratt's Bottom concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a leasehold apartment up to £245,000 and identified one round the corner in Pratt's Bottom I like with a park and transport links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Pratt's Bottom suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
As co-executor for the estate of my grandmother I am selling a residence in Neath but I am based in Pratt's Bottom. My conveyancer (approximately 250 kilometers from meneeds me to execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Pratt's Bottom who can witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Pratt's Bottom