We are purchasing a flat and require a conveyancing solicitor in Caerwys who is on the Clydesdale approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Caerwys.
Please help - my lawyer says that missing deeds insurance is necessary on my purchase. What is the level of cover for Caerwys conveyancing?
The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
After shopping around on the internet I have found a Caerwys conveyancing practitioner having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Caerwys surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Skipton have agreed my home loan in principle, my bid on a house in Caerwys has been accepted, what happens next?
Your property agent will need to be informed of your solicitor's details (ensure that the conveyancing practitioners are on the bank’s approved list). Contact Skipton or your broker and complete any relevant documentation. Skipton will sellect a valuer who will get in contact with the selling agent or vendor to book an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Skipton will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Caerwys.
I own a 4 bedroom Georgian property in Caerwys. Conveyancing practitioner represented me and Coventry Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Coventry Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register for 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 Caerwys and other areas of 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 buyers. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.
Am I better off to use a Caerwys conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can conduct the legal work but they are based 400kilometers drive away.
The primary upside of using a local Caerwys conveyancing practice is that you can visit the firm to sign documents, present your ID and apply pressure on them if necessary. Having local Caerwys know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were content that must outweigh using an unfamiliar Caerwys conveyancing solicitor just because they are local.
What is the reason for my conveyancing practitioner requiring various items of ID ahead of starting selling or buying a property in Caerwys?
Caerwys property lawyers are required by the Law Society, SRA, the Land Registry and current AML Regulations to record that the have verified the identity of their clients. It is also sometimes a requirement of your lender if you are taking a mortgage. In addition they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and DOB.