Why would I use a Reigate conveyancing practice given that web based conveyancers are less expensive?
By all means make sure that you contrast conveyancing costs in Reigate and you should seek a reasonable quote but don’t become consumed with sourcing the cheapest Reigate conveyancer. Finding the right conveyancer can be the distinction between a smooth and a distressing move. It is important that you ensure that you have expert advice from an experienced solicitor. Emails can't be as helpful as a phone conversation and can never replicate a face to face meeting. Our partner firms will find you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from start to finish, providing a level of personalised service that you will never get with an internet conveyancer. Our lawyers will inform you as to any developments making sure that you are never in the dark. Should it ever be necessary to call the firm you will be sure who to ask for and we'll be sure you're not left wondering what's going on.
What does my ID and proof of funds have anything to do with my conveyancing in Reigate? Is this really necessary?
To satisfy the Money Laundering Regulations any Reigate conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing your correct address.
Under Money Laundering Regulations, conveyancers are obliged by law to ascertain not just the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this may lead to your solicitor terminating their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to make a disclosure to the relevant authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.
What is the difference between a licensed conveyancer and conveyancing solicitor in Reigate
There are many recorded licenced Conveyancers in Reigate and Solicitor partnerships in Reigate to choose from We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
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 called my Reigate bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Reigate conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their specific requirements. Who do I believe?
Your solicitor has to follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have instructed a Reigate solicitor having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 Reigate 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.
How does conveyancing in Reigate differ for new build properties?
Most buyers of new build premises in Reigate approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in Reigate typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Reigate or who has acted in the same development.
I have noted on various consumer advice websites that before choosing a conveyancing lawyer they need approved by your bank. This is my first home move but I have an offer in principle via HSBC and I already have a bricks and morter conveyancing solicitor in Reigate in place. Will Santander need an approved conveyancer to be selected? Does a list of panel firms even exist so I can choose a conveyancing solicitor in Reigate?
You should use a solicitor that is on the Santander panel. Just ring your preferred Reigate conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a number of alternatives open to you here:
- Proceed with your existing Reigate lawyer but Santander will need to appoint a conveyancing practitioner from their conveyancing panel. This will result in additional charges and likely delay.
- Appoint a new property lawyer to act in the purchase, ensuring that they are on the Santander conveyancing panel.
- Convince your solicitor to pull out all the stops to get accepted on the Santander conveyancing panel.