In what way does my ID and proof of funds have anything to do with my conveyancing in Cleator? Is this really necessary?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Cleator. Nowadays you can not complete any conveyancing deal if you have not handing over evidence of your identity. This usually takes the form of a either your passport or driving licence and a bank statement. Remember if you are providing your driving licence as evidence of ID it must be both the paper section as well as the photo card part, one is not sufficient without the other.
Proof of the origin of monies is required in accordance with the Money Laundering Regulations. You should not be offended when when this is requested of you as your lawyer must retain this information on file. Your Cleator conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any money from you into their client account and they may also ask additional queries regarding the origin of funds.
How can we tell if a Cleator conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Cleator obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.
I had a mortgage agreed in principle with Aldermore. Cleator conveyancing solicitors were chosen. How long does it take for Aldermore to issue the offer to the lawyer?
There is no definitive answer here. Have Aldermore completed the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Cleator lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
How does conveyancing in Cleator differ for newly converted properties?
Most buyers of new build residence in Cleator come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Cleator typically purchase 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 accustomed to new build conveyancing in Cleator or who has acted in the same development.
Taking into account that I am about to part with hundreds of thousands of pounds on a garden flat in Cleator I wish to talk to a lawyer about myhome move prior to appointing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your conveyancing in Cleator.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Cleator should be the figure that you end up paying.
Am I better off to use a Cleator conveyancing practitioner in close proximity to the house I am buying? An old friend can deal with the legal formalities however they are based 400miles drive away.
The benefit of a local Cleator conveyancing practice is that you can attend the office to execute paperwork, present your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. However 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 should outweigh using an unknown Cleator conveyancing lawyer just because they are Cleator based.