What does my ID and proof of funds have anything to do with my conveyancing in Netherne? Is this really warranted?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identification documents of the potential client they are dealing with before they can accept their conveyancing instruction. The Terms and Conditions that you need to sign should stipulate this. Your lender will also require certain documents to be viewed. Should you refuse to hand over identification documents, your lawyer can not take you on as a client.
We had chosen conveyancing lawyers located in Netherne on the Nottingham solicitor panel. They are now charging me a supplemental charge for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not dictated by Nottingham but by your Netherne solicitor. Plenty of firms on the Nottingham panel will quote ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being a right pain. The Netherne solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Netherne solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Netherne surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What will a local search reveal regarding the house my wife and I buying in Netherne?
Netherne conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search plays a central part in most Netherne conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
The deeds to my home are lost. The solicitors who did the conveyancing in Netherne 5 years ago are no longer around. What do I do?
Nowadays there are duplicates made of almost everything, and your solicitor will know exactly where to locate all the relevant documentation so you can buy or dispose of your property without a hitch. If copies can’t be located, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.
What is the average legal costs for conveyancing in Netherne?
The average cost last year for conveyancing in Netherne was just under one thousand five hundred pounds not including Stamp Duty and HMLR charges.