In what way does my ID and proof of funds have anything to do with my conveyancing in Northumberland? 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 business. The Client Care letter that you are required to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to provide ID verification documents, your conveyancer can not take you on as a client.
I require expedited conveyancing in Northumberland as I am under an ultimatum to exchange contracts within one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a cash purchaser you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Northumberland the following are instances of what can appear and therefore impact market value: Enforcement Actions, Outstanding Fees, Overdue Grants, Railway Schemes,...
I moved into my apartment on 3 May and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Northumberland advises it would be formalised in less than a month. Are transfers in Northumberland uniquely lengthy to register?
As far as conveyancing in Northumberland is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. At present roughly 80% of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Registration occurs once the purchaser has moved in to the premises thus registration formalities is not typically top priority but if it is urgent that the the registration takes place urgently then you or your solicitor should contact the land registry and explain the circumstances.
Do I need to be suspicious by brokers that I am dealing with are recommending an internet conveyancing firm as opposed to a local Northumberland conveyancing company?
As is the case with lots of professional services, often suggestions from relatives can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing deal; estate agents, mortgage brokers and lenders may recommend solicitors to use. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the recommendation. You are free to appoint your preferred lawyer. However, bear in mind that the majority of mortgage providers specify a panel list of conveyancers you have to use for the lender related work in your transaction.
My lawyers in Northumberland have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.