What does my ID and proof of funds have anything to do with my conveyancing in Rochdale? Why is this being asked of me?
Rochdale conveyancing solicitors as well as nationwide property lawyers throughout the UK have an obligation under money laundering regulations to check the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to supply two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Utility Bill no older than three months).
Confirmation of source of funds is also required under the money laundering statutes as solicitors have a duty to ensure that the money you are utilising to acquire a property (whether it be the deposit for exchange or the total purchase amount where you are a cash purchaser) has come from a reputable source (such as an inheritance) as opposed to the product of illegitimate behaviour.
The Rochdale conveyancing solicitors that I recently instructed on my purchase in Rochdale have without warning shut down. They were on acting for me because I had to have a firm on the Coventry BS conveyancing panel and my previous Rochdale lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
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 reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS 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 lawyers may be able to assist.
Last month we had a mortgage agreed in principle with HSBC. Rochdale conveyancing lawyers have been instructed. How long does it take for HSBC to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have HSBC done the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Rochdale property lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Bank of Ireland have agreed my mortgage in principle, my bid on a house in Rochdale has been accepted, what are the next steps?
The estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Contact Bank of Ireland or your broker and finish off any relevant paperwork. Bank of Ireland will appoint a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rochdale.
I am purchasing a house and the solicitor has referenced Chancel Repair for which the property may be liable because it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Rochdale
Unless a previous acquisition of the premises completed post 12 October 2013 you may take it that lawyers conducting conveyancing in Rochdale to continue to recommend a chancel search and or insurance against a claim.
Is it possible to swap solicitor as I have to select a firm on the Coventry Building Society conveyancing panel. I instructed a high street conveyancing solicitor in Rochdale round the corner but the firm is not accepted by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Rochdale on the Coventry Building Society panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Rochdale. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Rochdale.
I've found a house that appears to be perfect, at a reasonable figure which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Rochdale. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?
The majority of houses in Rochdale are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area can help the conveyancing process. it is apparent that you are purchasing in Rochdale so you should seriously consider looking for a Rochdale conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your conveyancer should advise you fully on all the issues.