What does my ID and proof of funds have anything to do with my conveyancing in Wigan? Is this really warranted?
Wigan 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 disclose two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).
Proof of source of funds is also required under the money laundering laws as solicitors are required to investigate that the monies you are using to purchase a property (be it the exchange deposit or the total purchase price if you are a cash purchaser) has come from legitimate source (such as employment savings) and is not the proceeds of illegitimate activity.
I am helping my sister sell her flat in Wigan. Will the conveyancing solicitor arrange an EPC or it is for me to see to?
After the demise of HIPs, energy assessments was kept a compulsory part of selling a house. An energy performance certificate must be commissioned before the property is placed on the market. This is not a task that lawyers ordinarily organise. Where you are using a Wigan conveyancing solicitor they may be willing to arrange energy assessments given their contacts with reputable Wigan energy assessors
I'm in the throws of viewing apartments in Wigan and I am about to put in an offer. Should I already have a solicitor appointed at this point? I intend to finance via a mortgage with Coventry BS.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Aldermore. I assume I don't need a Wigan conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I own a semi-detached Edwardian house in Wigan. Conveyancing solicitor acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching address. Is it worth asking Chelsea Building Society to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wigan and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who conducted the purchase.
I am buying a new build house in Wigan with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my solicitor about the deal as it will affect my loan with the bank. 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.
We are 3 weeks into a leasehold purchase having been referred to solicitors by the selling agent to perform conveyancing in Wigan. I am not happy. Can you help me find new solicitors?
A lawyer would have to be really bad to suggest changing them. Has your mortgage been issued? In the event that it has you must inform them of the new lawyer and get the loan are re-issued. Your new conveyancer should be on the lenders panel to avoid escalating fees and frustration. That should be your first question of the new solicitors. Our search tool can assist you in finding a lender approved lawyer for your home move in Wigan
Can a conveyancer remove a name from the title of my home in Wigan ?
Extracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer