Is there a reason to use a Charlton conveyancing firm given that national conveyancers are cheap by comparison?
To take your time to find get 2 or 3 like-for-like quotes for conveyancing costs in Charlton and you should seek a reasonable quote but don’t be focused with sourcing the lowest priced Charlton conveyancer. Identifying the right conveyancer can be the distinction between a seamless and a distressing house move. It is important that you ensure that you have expert guidance from a trusted lawyer. An e-mail can never replace a telephone conversation and can never replicate a face to face meeting. Our partner firms will appoint you a qualified and experienced conveyancing solicitor that will deal with your conveyancing from from the outset to completion, providing a level of continuity that you will never get with an internet conveyancer. Our lawyers will contact you regularly to update you on progress and keep you informed. Should you need to phone the office you will be sure who to ask for and we'll be sure you are in the know.
In what way does my ID and proof of funds have anything to do with my conveyancing in Charlton? Why is this being asked of me?
Charlton conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under money laundering regulations to check the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement no older than three months).
Proof of the origin of monies is also required in compliance with the money laundering regulations as solicitors have a duty to investigate that the funds you are using to purchase a property (be it the exchange deposit or the full purchase price where you are a cash purchaser) has come from legitimate source (such as an inheritance) as opposed to the proceeds of criminal behaviour.
I am downsizing from our house in Charlton and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing outfit as opposed to a conveyancing solicitor in Charlton. We have lived in Charlton for six years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, no chain conveyancing. Charlton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Charlton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Charlton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Charlton 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 residence.
My father-in-law mentioned that when choosing a conveyancing firm they need approved by your lender. I am a FTB but I have an AIP with Birmingham Midhshires and I already have a bricks and morter conveyancing solicitor in Charlton on standby. Can Halifax require an approved conveyancer to be instructed? If so, where do I find that list for my conveyancing in Charlton?
You need to choose a solicitor that is on the Halifax panel. The simplest thing to do is call your preferred Charlton conveyancing solicitor to check if they are on the Halifax panel. If they are not approved you have a couple of alternatives open to you here:
- Complete the deal with your existing Charlton conveyancing practitioner but Halifax will no doubt instruct a conveyancer from their approved list. This will result in additional charges and likely delay.
- Get a fresh property lawyer to conduct the conveyancing, obviously checking they are on the Halifax conveyancing panel.
- Convince your conveyancer to attempt to join the bank panel.