What does my ID and proof of funds have anything to do with my conveyancing in North Ferriby? Is this really necessary?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you are required to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. If you are unwilling to provide ID verification documents, your solicitor would not be able to act for you.

We are getting a further advance on our home loan from Virgin Money as we want to conduct a loft conversion to our house in North Ferriby. Are we obliged to select a high street North Ferriby solicitor on the Virgin Money conveyancing panel to deal with the paperwork?

Virgin Money don't usually instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money conveyancing panel.

We have agreed to purchase a house in North Ferriby. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

Given that you are obtaining a mortgage with Nationwide your lawyer must follow the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease does not satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to North Ferriby.

I have instructed a North Ferriby solicitor having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 North Ferriby 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.

I have recentlybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in North Ferriby for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?

The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of North Ferriby conveyancing specialists.

I am buying my first flat in North Ferriby with the aid of help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not to tell my solicitor about the extras as it would affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 guidance of my in-laws I had a survey completed on a house in North Ferriby ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders may refuse to issue a loan on such a premises.

It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you contact us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in North Ferriby. Conveyancing may be slightly more expensive based on your lender's requirements.