My family lawyer has sent a quote for £1400 for fixed fee conveyancing in Pencader. I’m hoping to sell a purpose built house for £250,000. Are these estimated fees excessive? Is it above the norm for conveyancing in Pencader?
The quote is fractionally on the expensive side. If you shop around you may be able to decrease the fees marginally by as much as a hundred pounds. That being said, you maycome to regret choosing an an untested conveyancer. If is important to check the conveyancer can act for your lender. You can employ our search tool to get a quote a Pencader conveyancing firm on the lender’s member panel which can often include conveyancing solicitors in Pencader.
In what way does my ID and proof of funds have anything to do with my conveyancing in Pencader? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you are required to sign will no doubt reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to provide identification documents, your lawyer would not be able to act for you.
We had selected conveyancers located in Pencader on the Yorkshire BS solicitor panel. They have just invoiced me an additional fee for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The fee is not dictated by Yorkshire BS but by your Pencader conveyancing practitioner. Numerous firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee and others do not.
We have agreed to purchase a house in Pencader. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Clydesdale your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease does not meet these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Pencader.
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Pencader is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Pencader is the location of the property. Can you shed any light on this issue?
Flying freeholds in Pencader are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pencader you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pencader may determine 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.
In my capacity as executor for the will of my grandfather I am selling a house in Monmouth but I am based in Pencader. My lawyer (who is 300 kilometers awayhas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Pencader to witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are located in Pencader