How do I identify reasonably priced conveyancing in Longfield?
Option 1 is to ask your friends and family who they used in the past and if they were happy with the service.
Option 2 is to look on the internet for conveyancing in Longfield. Phone two or three from the list and request that they email you their conveyancing fee calculations and speak to the lawyer who will handle the conveyancing beforecommitting.
Third is to make use of this site to help you find the right lawyers for you based on your own expectations including location,deadlines, complications and who the proposed lender is. Don't take the bait of ninety nine pound conveyancing in Longfield
What does my ID and proof of funds have anything to do with my conveyancing in Longfield? Is this really necessary?
Longfield conveyancing solicitors and indeed property lawyers accross the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement no older than three months).
Evidence of source of funds is also required in compliance with the money laundering laws as solicitors are required to ensure that the funds you are utilising to buy a property (be it the exchange deposit or the full purchase monies where you are a cash purchaser) has originated from legitimate source (such as an inheritance) as opposed to the fruits of illegitimate behaviour.
I have decided to exercise my right to buy my property in Longfield off the council. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
After months of negotiation I have agreed a price on a house in Longfield. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. Not long after, the lawyer called me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being pedantic. The Longfield solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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'm purchasing a new build house in Longfield with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my lawyer about this extras as it would jeopardize my mortgage with The Royal Bank of Scotland. Is this normal?.
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.
Due to the advice of my in-laws I had a survey completed on a house in Longfield before appointing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks will not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Longfield. Conveyancing will be smoother if you use a solicitor in Longfield especially if they regularly deal with such properties in Longfield.