What does my ID and proof of funds have anything to do with my conveyancing in Lees and Moorside? Is this really necessary?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms of Engagement that you need to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to hand over identification documents, your lawyer would not be able to act for you.
I have paid off my mortgage with Lloyds. I assume I don't need a Lees and Moorside conveyancer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Lees and Moorside. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Lees and Moorside bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Lees and Moorside conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. I have no idea who is right.
Provided that the conveyancing practitioner is on the lender approved list, they must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a property in Lees and Moorside? or I am told that there is historic law that could mean that house owners living in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Lees and Moorside?
Unless a prior purchase of the premises completed after 12 October 2013 you may expect conveyancing practitioners handling conveyancing in Lees and Moorside to continue to suggest a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Lees and Moorside is the location of the property. Can you offer any advice?
Flying freeholds in Lees and Moorside are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lees and Moorside you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lees and Moorside may decide 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.
Do I need to be wary that 3rd parties that I am dealing with are recommending an internet conveyancing firm as opposed to a High Street Lees and Moorside conveyancing firm?
As with many service providers, often suggestions from relatives can be extremely useful or valuable. Yet there are lots of people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend solicitors to choose. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You have the discretion to appoint your preferred lawyer. However, bear in mind that most banks operate an approved list of solicitors you have to use for the lender aspect of your transaction.