What does my ID and proof of funds have anything to do with my conveyancing in Childwall? Is this really warranted?
In order to comply with Money Laundering Regulations any Childwall conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing where you reside.
Under Money Laundering Regulations, conveyancing solicitors are required to validate not just the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to notify the appropriate authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
My uncle passed away last year and as sole heir and executor I was left the property in Childwall. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
Given you intend to refinance then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
My solicitor has informed me that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Childwall?
The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I am currently in the process of buying my council flat in Childwall. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
The formalities of my remortgage has taken place for my property in Childwall. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
We are buying a property and the conveyancer has identified Chancel Repair to which the property may be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Childwall
Unless a previous purchase of the property took place post 12 October 2013 you can expect solicitors carrying out conveyancing in Childwall to remain recommending a chancel search and or insurance against a claim.
My husband and I are first time buyers - agreed a price, but the estate agent advised that the owners will only proceed if we appoint the agent's chosen conveyancers as they want an ‘expedited deal’. We would rather use a family conveyancer who is accustomed to conveyancing in Childwall
We suspect that the owner is not behind this request. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Childwall conveyancing firm - as opposed tothose that will give their estate agent a referral fee or hit his conveyancing figures demanded by corporate headquarters.