In what way does my ID and proof of funds have anything to do with my conveyancing in Timperley? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Timperley conveyancing firm will require proof of identity in all conveyancing transactions. This is usually dealt with by provision of a passport and an original bank statement or utility account evidencing where you live.
In accordance with Money Laundering Regulations, conveyancers are obliged by law to ascertain not only the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this will result in your conveyancer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the appropriate authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
When scouring mumsnet.com for a high-quality solicitor in Timperley, most comment that I should use a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Timperley is one of the numerous areas of the UK where there are Accredited lawyers.
I happen to be the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Timperley. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership could be considered the same way as though I had purchased the property in December. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view lenders take of it, depend on the lender as this requirement is chiefly there to capture the purchase and immediately sell or the wholesaling and assigning of property.
Can you point me to a directory of Kent Reliance panel conveyancers in Timperley on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public online. If you are looking for a Timperley property lawyer on the Kent Reliance please make the most of our tool.
Planning on purchasing a maisonette in Timperley. 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 HSBC 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 Timperley conveyancing practitioner is on the HSBC conveyancing panel.
I'm purchasing a new build house in Timperley with a mortgage from Halifax. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not reveal to my solicitor about the deal as it would impact my mortgage with Halifax. Do I keep my lawyer in the dark?.
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.
My husband and I are first time buyers - agreed a price, but the selling agent informed us that the vendor will only move forward if we instruct their preferred lawyers as they need an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Timperley
It is highly unlikely the owners are driving this. If they require ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your own,trusted Timperley conveyancing solicitors - not the ones that will provide their estate agent a referral fee or hit his conveyancing thresholds pre-set by corporate headquarters.
We are thinking of choosing a web based conveyancing practitioner ahead of a Timperley conveyancing firm. Am I making a mistake?
There are advantages of being able to attend a local Timperley conveyancing solicitor such as
- signing documents on short notice
- getting face-to-face explanations of issues you don't understand
- the ability to complain if matters need to addressed
When comparing fees, look out for hidden extras. Most decent Timperley high street solicitors give an all-inclusive figure. Many online agents seem to offer cheap prices, yet have burried 'extras' in the fine print.