Is the fact that my conveyancer in Skipton is not listed on my bank's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Skipton conveyancing practice and ask them why they are no longer on the approved list for your bank.
What does my ID and proof of funds have anything to do with my conveyancing in Skipton? Is this really warranted?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Skipton. Nowadays you can not proceed with any conveyancing deal if you have not submitting proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a council tax bill. Please note that if you are providing your driving licence as proof of identification it needs to be both the paper element and photo card part, one is not satisfactory without the other.
Evidence of the source of money is required in accordance with the Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancing solicitor will need to retain this information on record. Your Skipton conveyancing solicitor will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they may also ask additional queries concerning the origin of monies.
The Skipton conveyancing solicitors that I recently instructed on my house acquisition in Skipton have without warning shut down. I only went with them because I had to have a firm on the Leeds Building Society conveyancing panel and my preferred Skipton lawyer was not. I wrote them a cheque for two hundred pounds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will 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 Leeds Building Society 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 help.
I require fast conveyancing in Skipton as I am under a deadline to sign on the dotted line inside one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no law firm would recommend that you don't. With lots of history conveyancing in Skipton the following are examples of issues that can arise and therefore affect market value: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I am buying my first flat in Skipton with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of extras instead. The house builders rep told me not to tell my conveyancer about the extras as it would impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a ground for flat up to £195,000 and found one close by in Skipton I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Skipton for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.