I have just been advised by my financial adviser that my West Brompton lawyer is not on the bank Solicitor panel. What can I do to check?
The first thing you need to do is to call your West Brompton conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in West Brompton? Is this really necessary?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the ID of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Client Care letter that you need to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to hand over identification documents, your solicitor can not take you on as a client.
I had intended to instruct a conveyancing solicitor in West Brompton for our house move. Our broker informed us that our mortgage company Clydesdale won't deal with them. Surely this is unfair competition?
A bank will require an approved conveyancer act for it. You would be expected to meet the cost of this. Do use our database to select a solicitor to conduct conveyancing in West Brompton on the Clydesdale member panel.
Please help - my lawyer says that restrictive coveneant insurance is required on my purchase. What is the typical level of cover needed for conveyancing in West Brompton?
The appropriate level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
I am the only beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in West Brompton. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the house in November. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many banks would take a practical view as this provision is principally there to identify subsales or the wholesaling and assigning of properties.
My wife and I have organised the release of further funds on our mortgage from Nationwide as we intend to carry out a loft conversion to our home in West Brompton. Do we need to choose a nearby West Brompton solicitor on the Nationwide conveyancing panel to deal with the paperwork?
Nationwide do not ordinarily appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
The deeds to our home are lost. The lawyers who did the conveyancing in West Brompton 10 years ago have long since closed. Will I be able to sell the house?
You no longer need to have the physical official documentation to establish that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.