I am obtaining a mortgage with Santander. My intention is to retain the legal services of a Licensed Conveyancer in Rhosesmor. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
In what way does my ID and proof of funds have anything to do with my conveyancing in Rhosesmor? Why is this being asked of me?
Rhosesmor conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and evidence of address (typically a Utility Bill no older than three months).
Confirmation of the origin of monies is also required under the money laundering regulations as lawyers are obliged to investigate that the money you are utilising to purchase a property (be it the exchange deposit or the full purchase monies where you are buying without a mortgage) has originated from legitimate source (such as an inheritance) as opposed to the fruits of illegitimate activity.
My partner and I are downsizing from our property in Rhosesmor and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Rhosesmor. Having lived in Rhosesmor for 5 years we know of no issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
How does conveyancing in Rhosesmor differ for newly converted properties?
Most buyers of new build residence in Rhosesmor come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Rhosesmor usually buy the real estate, 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 conveyancers 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 accustomed to new build conveyancing in Rhosesmor or who has acted in the same development.
How and when do I incur the Stamp Duty Land Tax payable for my Rhosesmor flat purchase?
Your conveyancer will fill out a stamp duty return for you as part of your Rhosesmor conveyancing transaction for you to sign. On completion your conveyancing practitioner will submit your STL application to the Tax Authorities and - assuming they have the money - pay any land tax payable on your behalf.