My mortgage broker has asked me for my Biddenham law firm’s panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have tried my local Biddenham office but they don't know it.
The sensible thing to do is ask for this information from your Biddenham conveyancer . Most Biddenham conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
What does my ID and proof of funds have anything to do with my conveyancing in Biddenham? Why is this being asked of me?
Biddenham conveyancing solicitors as well as nationwide property lawyers throughout the UK have an obligation under money laundering regulations to verify the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to supply two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Utility Bill less than 3 months old).
Proof of the origin of funds is also required in accordance with the money laundering laws as solicitors are obliged to ensure that the monies you are using to purchase a property (whether it be the deposit for exchange or the full purchase amount if you are a cash purchaser) has originated from legitimate source (such as employment savings) and is not the proceeds of illegitimate activity.
I am helping my niece sell her property in Biddenham. Will the solicitor commission an energy assessment or it is for the owner to see to?
Following the demise of Home Information Packs, EPC’s was maintained a compulsory element of selling a property. An energy performance certificate needs to be commissioned prior to the property being advertised. It is not a task that law firms normally organise. If you are instructing a Biddenham conveyancing practitioner they might be willing to arrange EPC’s due to their contacts with long established local energy assessors
Completion of my remortgage has taken place for my property in Biddenham. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Having digested plenty 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 Biddenham solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. You may wish to consider appointing your own Biddenham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should my conveyancer be making enquiries about flooding during the conveyancing in Biddenham.
Flooding is a growing risk for lawyers specialising in conveyancing in Biddenham. There are those who acquire a property in Biddenham, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that can be undertaken by the purchaser or by their conveyancers which can give them a better understanding of the risks in Biddenham. The standard information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to find out if the property has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a buyer may bring a legal claim for losses resulting from an misleading response. A purchaser’s lawyers should also order an enviro search. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be conducted.
In my capacity as executor for the estate of my aunt I am selling a residence in Newport but I am based in Biddenham. My solicitor (approximately 250 miles from meneeds me to execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Biddenham who can witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Biddenham