I was advised today by my mortgage adviser that my Dawley and Lawley the law firm I have appointed is not on the lender Solicitor panel. How can I be sure if this is correct?
You need to contact your Dawley and Lawley lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
What does my ID and proof of funds have anything to do with my conveyancing in Dawley and Lawley? Is this really necessary?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Dawley and Lawley. Nowadays you can not proceed with any conveyancing process without first submitting proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Remember if you are providing your driving licence as evidence of identification it must be both the paper part as well as the photo card part, one is not sufficient in the absence of the other.
Evidence of your source of funds is required under Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancing solicitor must have this information on record. Your Dawley and Lawley conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any monies from you into their client account and they should also ask additional queries regarding the origin of funds.
The formalities of my remortgage has taken place for my property in Dawley and Lawley. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Dawley and Lawley building society branch on various occasions and was informed it wasn't a problem and they would lend. My Dawley and Lawley conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The conveyancing practitioner has to follow the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Nationwide have agreed my mortgage in principle, my bid on a house in Dawley and Lawley has been accepted, now what?
The estate agent will want to be advised as to your solicitor's details (make sure the conveyancing practitioners are on the lender’s approved list). Telephone Nationwide or your broker and finish off any relevant documentation. Nationwide will sellect a valuer who will get in touch with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Nationwide will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dawley and Lawley.
I am purchasing my first flat in Dawley and Lawley with a mortgage from Virgin Money. The developers would not budge the price so I negotiated 6k of extras instead. The sale representative told me not to tell my solicitor about this deal as it would impact my loan with the bank. 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.
Is it best to appoint a Dawley and Lawley conveyancing lawyer based in the vicinity that I am purchasing? An old friend can carry out the conveyancing however her office is 200miles away.
The benefit of a local Dawley and Lawley conveyancing firm is that you can visit the firm to sign documents, hand in your identification documents and apply pressure on them if necessary. Having local Dawley and Lawley know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were happy that should surpass using an unknown Dawley and Lawley conveyancing solicitor solely due to them being Dawley and Lawley based.