In what way does my ID and proof of funds have anything to do with my conveyancing in Acocks Green? Is this really warranted?
To satisfy the Money Laundering Regulations any Acocks Green conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility bill showing your correct address.
In accordance with Money Laundering Regulations, property lawyers are required to validate not simply the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this may result in your lawyer terminating 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 relevant authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
We're in Acocks Green, First timers purchasing with a mortgage (lender is Nottingham , and our lawyer is on the Nottingham conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I happen to be the sole beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Acocks Green. The Acocks Green property was put into my name in March. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in March. Is the property unsalable for six months?
The CML 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 could be affected by that. many mortgage companies would take a pragmatic view as this provision is principally there to identify subsales or the flipping of properties.
is it true that all Acocks Green solicitors on the Leeds Building Society conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Acocks Green solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Acocks Green postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Acocks Green.
I am using a search engine for the phrase cheap conveyancing in Acocks Green it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for purchase transaction?
The ideal way of choosing a suitable conveyancer is via personal testimonial, so ask friends and relatives who have purchased a property in Acocks Green or a respected estate agent or financial adviser. Fees for conveyancing in Acocks Green differ, so it's advisable to obtain at least four quotes from varying types of conveyancers. Be sure to obtain confirmation that the charges are guaranteed not to rise.
My aunt purchased her house in Acocks Green in 2007. She has got married, widowed and in recent months got married again. She now wishes to the sell the Acocks Green property. I believe she will simply be asked to supply copies of the marriage certificates to the conveyancer however she is worried it will frustrate the house sale. Should she instruct a property lawyer to update the title information for the house?
It is not absolutely necessary to update the title for the property providing you have the evidence needed to show how the change of name occurred.
Any purchaser’s property lawyer will examine the land registry details and need evidence by way of proof of the name change for instance marriage documentation.