What does my ID and proof of funds have anything to do with my conveyancing in Brighouse? Why is this being asked of me?
Brighouse conveyancing solicitors as well as nationwide property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the identity of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).
Proof of source of funds is also required in compliance with the money laundering statutes as lawyers have a duty to check that the funds you are using to purchase a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has come from an acceptable source (such as employment savings) and is not the fruits of criminal behaviour.
Does a directory service exist listing Aldermore panel conveyancers in Brighouse on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings viewable online. Where you are in need of a Brighouse conveyancing practitioner on the Aldermore please make the most of our tool.
Completion of my remortgage has taken place for my property in Brighouse. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It is not clear whether my mortgage offer requires a lease extension. I have called my Brighouse bank branch on numerous occasions and was told it wasn't an issue and they will lend. My Brighouse conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the conveyancing practitioner is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. 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 remaining.
I am downsizing from our home in Brighouse and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Brighouse conveyancer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing firm rather than a conveyancing solicitor in Brighouse. We have lived in Brighouse for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
How does conveyancing in Brighouse differ for new build properties?
Most buyers of new build premises in Brighouse approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Brighouse tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Brighouse or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Brighouse is where the house is located. What do you suggest?
Flying freeholds in Brighouse are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brighouse you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brighouse may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.