In what way does my ID and proof of funds have anything to do with my conveyancing in West Brompton? What am I being asked for?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in West Brompton. Nowadays you can not proceed with any conveyancing process if you have not handing over proof of your identity. This usually takes the form of a either your passport or driving licence and a council tax bill. Remember if you are supplying your driving licence as proof of ID it must be both the paper section as well as the photo card part, one is not sufficient in the absence of the other.
Proof of the origin of monies is required in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your lawyer will need to have this information on file. Your West Brompton conveyancing solicitor will require evidence of proof of funds prior to accepting any funds from you into their client account and they should also ask additional queries regarding the origin of monies.
is it true that all West Brompton conveyancing solicitors on the Virgin Money conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
We were going to get a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any West Brompton solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint West Brompton solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
The mortgage over my property is with Bank of Ireland for my property in West Brompton. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval before letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel lawyer.
Will my solicitor be asking questions about flooding as part of the conveyancing in West Brompton.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in West Brompton. Some people will purchase a house in West Brompton, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a numerous searches that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in West Brompton. The standard property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to find out if the premises has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an incorrect answer. The purchaser’s conveyancers will also carry out an environmental search. This will reveal if there is any known flood risk. If so, more detailed investigations should be carried out.
My wife and I own a semi-detached Victorian property in West Brompton. Conveyancing solicitor acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Brompton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing solicitor who carried out the work.
How easy is it to transfer to a new solicitor as I need to choose a firm on the Halifax conveyancing list. I instructed a high street conveyancing solicitor in West Brompton round the corner but he is not approved by Halifax
It would be our pleasure to help you select a conveyancing solicitor in West Brompton on the Halifax panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in West Brompton. In utilising the find a conveyancing solicitor tool on this page, you can contrast costs for conveyancing solicitors in West Brompton and beyond.