In what way does my ID and proof of funds have anything to do with my conveyancing in Swansea City? What am I being asked for?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms and Conditions that you need to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to provide ID verification documents, your conveyancer will not be able to take you on as a client.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather appoint a specialised conveyancing solicitor in Swansea City?
You should check but the chances are that appoint one of their panel conveyancers if you accept the "fee-free" deal. Call the bank and explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Swansea City.
I am helping my step-mother sell her flat in Swansea City. Does the solicitor order the energy assessment or do I organise this?
After the demise of Home Packs, energy performance certificates became a required component of selling a property. An EPC needs to be to hand before the property is put on the market. It is not a task that solicitors normally organise. Where you are using a Swansea City conveyancing practitioner they may be willing to arrange energy assessments due to their contacts with reputable Swansea City providers
Is it the case that all Swansea City CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved practices?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Planning on purchasing a flat in Swansea City. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS 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 Swansea City conveyancer is on the Coventry BS conveyancing panel.
Due to the advice of my in-laws I had a survey completed on a house in Swansea City in advance of instructing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks tend not grant a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Swansea City. Conveyancing may be slightly more expensive based on your lender's requirements.
What are your top tips when it comes to choosing a Swansea City conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Swansea City conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Swansea City conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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If they are not ALEP accredited then what is the reason? Can they put you in touch with clients in Swansea City who can give a testimonial?
I inherited a 1st floor flat in Swansea City, conveyancing was carried out 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Swansea City with an extended lease are worth £181,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2076
With 51 years unexpired the likely cost is going to span between £30,400 and £35,200 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Our bank agreed in principle to give us a mortgage. We instructed a reputable conveyancer in Swansea City last week. Today, our broker phoned to advise us that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we had no idea that the mortgage company had some control over our choice Is this legal?
You are permitted to appoint any conveyancing solicitor you prefer to instruct including the said conveyancer in Swansea City nevertheless if they are not on the your lender's approved list you will have to incur additional cost so the mortgage company can instruct their own lawyers. It may be possible your solicitor may apply to get added to the bank panel. Do make the most of internet tools such as lenderpanel.com to find a conveyancing solcitor in Swansea City on the lender panel. You can go into your local mortgage company branch in Swansea City. They will know some good conveyancing solicitors in Swansea City on the bank panel.