Why do I have to pay up front for my conveyancing in Caerwys?

If you are buying a property in Caerwys your solicitor will request that you place them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is payable against the sale price then this should be needed immediately before contracts are exchanged. Any further balance that is needed should be transferred shortly before completion.

What is the difference between a licensed conveyancer and conveyancing solicitor in Caerwys

There are many recorded licenced Conveyancers in Caerwys and Solicitor partnerships in Caerwys who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal work in transferring property. Both can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Caerwys bank branch on various occasions and was told they are content with the situation and they will lend. My Caerwys conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.

As long as the property lawyer is on the lender approved list, she or he must comply with the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Caerwys solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 conveyancer 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 Caerwys postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Caerwys.

Have purchased a a detached house in Caerwys , What is the estimated time for the Land Registry to register the transfer to my name? My Caerwys conveyancing solicitor has been painfully slow, so I want to check that my name is registered.

There is nothing unique about conveyancing in Caerwys registration formalities. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today roughly 80% of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs once the buyer is living at the property therefore an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Caerwys is the location of the property. Is there any advice you can impart?

Flying freeholds in Caerwys are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Caerwys you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caerwys may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My conveyancer in Caerwys is asking me for proof of ID documents stating that this is part of his requirements as a solicitor on the lender Solicitor panel. Can you confirm whether this is the case?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Caerwys