What does my ID and proof of funds have anything to do with my conveyancing in Haydon Bridge? Why is this being asked of me?
It is indeed that case that these requests have nothing to do with conveyancing in Haydon Bridge. However these days you can not proceed with any conveyancing transaction without first handing over proof of your identity. This usually takes the form of a either your passport or driving licence and a bank statement. Please note that if you are providing your driving licence as evidence of ID it must be both the paper element as well as the photo card part, one is not acceptable in the absence of the other.
Proof of the source of funds is required under Money Laundering Regulations. Please do not be offended when you are asked to produce this as your lawyer will need to retain this information on record. Your Haydon Bridge conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any money from you into their client account and they may also ask additional queries regarding the source of monies.
Are all Haydon Bridge Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
Some major banks and building societies now utilise the accreditation scheme as the kick off 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 approved list of firms.
We are getting the release of further funds on our home loan from Nationwide as we want to conduct alterations to our property in Haydon Bridge. Do we need to choose a local Haydon Bridge solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
I am selling my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being pedantic. The Haydon Bridge solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
I need some expedited conveyancing in Haydon Bridge as I am under pressure to sign on the dotted line in less than 4 weeks. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are not obtaining a home loan you have the choice not to have searches carried out although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Haydon Bridge the following are examples of what can appear and adversely impact market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
I am purchasing a new build house in Haydon Bridge with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about this side-deal as it would put at risk my loan with Lloyds TSB Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What is the reason for new build conveyancing in Haydon Bridge being more expensive?
Acquiring a new build property is significantly different from the standard house buying conveyancing in Haydon Bridge. For a start developers ordinarily require contracts to exchange within a tight deadline, the result being a lot of pressure on your conveyancer to ensure all is in order. Furthermore new build properties frequently necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender requirements are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.