In what way does my ID and proof of funds have anything to do with my conveyancing in South Brent? Is this really necessary?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the ID of the potential client they are dealing with before they can accept their conveyancing retainer. The Client Care letter that you need to sign will no doubt stipulate this. Your lender will also require certain documents to be checked. Where you refuse to supply ID verification documents, your solicitor would not be able to act for you.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in South Brent. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
Given you plan to refinance then Barclays will insist on your using a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
I'm purchasing my first flat in South Brent with a mortgage from Chelsea Building Society. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about the extras as it will put at risk my mortgage with Chelsea Building Society. 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.
I opted to have a survey completed on a property in South Brent prior to instructing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks will refuse to give a loan on a flying freehold property.
It varies from the lender to lender. Lloyds has different requirements from Nationwide. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in South Brent. Conveyancing may be slightly more expensive based on your lender's requirements.
My wife and I have just had a bid accepted on our first house in South Brent, and are now looking to get solicitors appointed. I have used the different comparison tools and the results are from all across the England and Wales. Is it necessary to have a South Brent lawyer local to our potential property? I am content to do everything electronically, but I guess at some stage we may be required to physically go into the solicitor's office to sign contracts?
There is no need to physically visit the office of your lawyer, they can send any relevant documents to you, which you can sign and send back. Many buyers and sellers prefer to instruct a locally based solicitor, but it's by no means a prerequisite for conveyancing in South Brent.