What does my ID and proof of funds have anything to do with my conveyancing in Halkyn? Why is this being asked of me?
Halkyn conveyancing solicitors as well as nationwide property practitioners throughout the UK have an obligation under money laundering regulations to check the ID 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 ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill no older than three months).
Proof of source of funds is also required in accordance with the money laundering laws as lawyers are obliged to ensure that the monies you are using to buy a property (whether it be the deposit for exchange or the full purchase price if you are buying mortgage free) has originated from an acceptable source (such as an inheritance) rather than the product of illegitimate behaviour.
Is it the case that all Halkyn CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved practices?
A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We had selected solicitors with offices in Halkyn on the Yorkshire BS solicitor panel. They have just billed me a supplemental sum for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. This fee is not dictated by Yorkshire BS but by your Halkyn conveyancer. Plenty of firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
I am selling my flat. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being pedantic. The Halkyn solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Due to the input of my in-laws I had a survey completed on a property in Halkyn in advance of appointing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend not grant a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Halkyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Halkyn to see if the conveyancing will be more expensive.
What does commercial conveyancing in Halkyn cover?
Non domestic conveyancing in Halkyn incorporates a wide array of guidance, given by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Halkyn. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
The majority of houses in Halkyn are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can help the conveyancing process. it is apparent that you are purchasing in Halkyn so you should seriously consider looking for a Halkyn conveyancing practitioner and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer should report to you on the legal implications.