In what way does my ID and proof of funds have anything to do with my conveyancing in Ripon? Is this really warranted?
Ripon conveyancing solicitors and indeed property practitioners accross the UK have an obligation under money laundering regulations to verify the ID of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).
Confirmation of source of funds is also required in accordance with the money laundering laws as solicitors are mandated to ensure that the monies you are using to acquire a property (be it the exchange deposit or the full purchase price where you are buying without a mortgage) has originated from a reputable source (such as an inheritance) as opposed to the product of illegitimate activity.
What will a local search reveal concerning the house I am buying in Ripon?
Ripon conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search plays an important role in most Ripon conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (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.
I moved into my home on 11 April and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Ripon advises it should be concluded in less than a month. Are properties in Ripon particularly slow to register?
As far as conveyancing in Ripon registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd parties. At present in the region of 80% of such applications are fully dealt with in less than three weeks but some can be subject to protracted delays. Historically registration occurs once the purchaser has moved in to the property thus an expedited registration is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I am buying my first flat in Ripon benefiting from help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my solicitor about this extras as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
My cousin has encouraged me to appoint his conveyancers in Ripon. Do I take his guidance?
No doubt it’s preferable to find a conveyancing lawyer is to seek referrals from friends or relatives who have actually previously instructed the firm you're are thinking of instructing.