In the event thatI were to buy a straightforward housein Leeswood for cash and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Leeswood?

The only reduction in fees you would achieve is the Leeswood conveyancing searches. Your lawyer is obliged to do the vast majority of work - money laundering, correspond with your sellers property lawyer, stamp duty return, register the title etc. You might save a bit for them not needing to register a mortgage however it will not be a lot.

What does my ID and proof of funds have anything to do with my conveyancing in Leeswood? Is this really warranted?

Leeswood conveyancing solicitors as well as nationwide property lawyers accross the UK have an obligation under money laundering regulations to check the ID 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 ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).

Evidence of the origin of monies is also required under the money laundering statutes as solicitors are required to investigate that the monies you are using to buy a property (be it the exchange deposit or the full purchase monies if you are a cash purchaser) has originated from legitimate source (such as an inheritance) as opposed to the proceeds of criminal behaviour.

My father advised me that in purchasing a property in Leeswood there may be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?

We are aware of anumerous of properties in Leeswood which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Leeswood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Completion of my purchase has taken place for my property in Leeswood. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

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 resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

UBS have agreed my mortgage in principle, my bid on a apartment in Leeswood has been accepted, what are the next steps?

Your estate agent will need to be informed of your solicitor's details (make sure the lawyers are on the lender’s approved list). Telephone UBS or the financial adviser and finish off any outstanding forms. UBS will appoint a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. UBS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Leeswood.

Just acquired a terraced house in Leeswood , What is the estimated time for the Land Registry to record the transfer to my name? My Leeswood conveyancing solicitor has been painfully slow, so I want to be sure that my ownership is recorded.

As far as conveyancing in Leeswood is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry need to notify any third persons or bodies. As of today in the region of 80% of such applications are completed within 12 days but occasionally there can be protracted delays. Historically registration takes place once the new owner is living at the property therefore an expedited registration is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Leeswood is where the house is located. Is there any guidance you can impart?

Flying freeholds in Leeswood are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leeswood you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leeswood may decide 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 residence.