Please help. My Pembroke solicitor is assuring me that she is duty bound toapply for Pembroke conveyancing searches becausethe firm are on the Nat Westsolicitor panel. These Pembroke searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Pembroke conveyancing searches.
In what way does my ID and proof of funds have anything to do with my conveyancing in Pembroke? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Pembroke. However these days you will not be able to complete any conveyancing process if you have not submitting evidence of your identity. This usually takes the form of a either your passport or driving licence plus a council tax bill. Remember if you are supplying your driving licence as evidence of ID it must be both the paper element and photo card part, one is not acceptable in the absence of the other.
Evidence of the source of money is necessary in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancer will need to retain this information on file. Your Pembroke conveyancing practitioner will require evidence of proof of funds before they are able to accept any money from you into their client account and they should also ask additional queries concerning the origin of monies.
We are due to move property in September. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Pembroke. Conveyancing firm was found before I stumbled across this site.
On the day of completion you can collect the house keys from your selling agent however this can only occur after the sellers solicitors inform the agent that the monies to complete are in and the keys can be passed over. After that you can inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you find a conveyancing in Pembroke or a lawyer with expertise in conveyancing in Pembroke.
I happen to be the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Pembroke. The Pembroke property was put into my name in June. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as though I had purchased the house in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some lenders would take a practical view as this obligation is primarily there to capture subsales or the quick reselling of property.
I have paid off my mortgage with Barclays. I assume I don't need a Pembroke property lawyer on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I am purchasing my first flat in Pembroke benefiting from help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my solicitor about this extras as it could affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Why is it not possible to complete my conveyancing in Pembroke on Easter Monday?
This is due to the fact that on completion the sale price will pass between the banks of the purchaser and owner’s property lawyer and currently this can only take place on a business day. It is not possible to complete on a weekend either.