In what way does my ID and proof of funds have anything to do with my conveyancing in Denbighshire? Why is this being asked of me?
Denbighshire conveyancing solicitors and indeed property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the identity of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to supply two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill no older than three months).
Proof of source of monies is also necessary in accordance with the money laundering laws as lawyers are obliged to ensure that the funds you are utilising to purchase a property (whether it be the deposit for exchange or the total purchase monies where you are buying without a mortgage) has originated from an acceptable source (such as employment savings) rather than the product of criminal activity.
I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Denbighshire. The Denbighshire property was put into my name in July. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the property in July. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some lenders would take a pragmatic view as this provision primarily exists to identify subsales or the quick reselling of properties.
We had appointed conveyancing lawyers locally in Denbighshire on the Principality solicitor approved list. They have just billed me a supplemental amount for handling the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner can levy a fee for this. This fee is not set by Principality but by your Denbighshire property lawyer. Plenty of firms on the Principality panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I am purchasing a property in Denbighshire. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
As you are obtaining a mortgage with Nottingham your lawyer must follow the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties nationwide and is not isolated to Denbighshire.
A colleague recommended that where I am buying in Denbighshire I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Denbighshire conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Denbighshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Denbighshire Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Denbighshire.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Denbighshire is the location of the property. What do you suggest?
Flying freeholds in Denbighshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Denbighshire you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Denbighshire 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.
Is it possible to transfer to a new solicitor as I need to retain one who is on the Britannia conveyancing panel. I had appointed a high street conveyancing solicitor in Denbighshire round the corner but he is not approved by Britannia
We will our best to assist in finding you a conveyancing solicitor in Denbighshire on the Britannia panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Denbighshire. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Denbighshire.