We are buying a 1 bedroom flat in Crewe with a mortgage. We like our Crewe lawyer, but the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Crewe conveyancer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Crewe conveyancing solicitor to apply to be on the conveyancing panel.
What does my ID and proof of funds have anything to do with my conveyancing in Crewe? What am I being asked for?
To satisfy the Money Laundering Regulations any Crewe conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility account showing your correct address.
Under Money Laundering Regulations, conveyancers are obliged by law to investigate not only the ID of conveyancing clients but also the source of monies that they receive in respect of any matter. Refusal to disclose this will result in your solicitor 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 inform the relevant authorities should they consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
What can a local search reveal regarding the house I am purchasing in Crewe?
Crewe conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as PSG The local search is essential in every Crewe conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
My wife and I own a 4 bedroom Georgian property in Crewe. Conveyancing practitioner acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. Is it worth asking The Royal Bank of Scotland to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Crewe and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who carried out the work.
In my capacity as executor for the estate of my father I am selling a residence in Cardiff but reside in Crewe. My conveyancer (who is 200 kilometers from meneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Crewe who can attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Crewe based