I can't travel far from Blakelaw. Is there a reason why all Blakelaw property lawyers aren't included on all lender panels?
Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in mortgage companies removing a number of firms from their official list of approved solicitors .
Can your site be used to find a Conveyancing solicitor in Blakelaw even if I’m not buying or disposing of a house, for instance where I want to buy a shop in Blakelaw with a mortgage from Accord Mortgages Ltd?
The service is predominantly used to locate residential conveyancing solicitors in Blakelaw but we have recorded at the bottom of this page a few Blakelaw commercial conveyancing firms. You will need to make contact with the company directly to check if they can also act for Accord Mortgages Ltd
I am looking to buy a property and require a conveyancing solicitor in Blakelaw who is on the HSBC Bank conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for HSBC Bank in certain locations such as Blakelaw. We dont recommend any particular firm.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Blakelaw is where the house is located. What do you suggest?
Flying freeholds in Blakelaw are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blakelaw you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blakelaw 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 property.
Am I right to be concerned that brokers that I am dealing with are encouraging me to use a national conveyancing firm rather than a local Blakelaw conveyancing company?
As with many professional services, often input from connections can be most helpful. Yet there are lots of players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend conveyancers to select. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are free to select your own conveyancer. However, bear in mind that many lenders specify a panel list of law firms you are obliged to use for the mortgage aspect of your transaction.
Much to my surprise my lawyer in Blakelaw has requested from me proof of ID documents stating that this forms part of his requirements as a solicitor on the bank Solicitor panel. Am I being spun a yarn?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Blakelaw