Is the fact that my conveyancer in Caister On Sea is not listed on my bank's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Caister On Sea conveyancing practice and enquire why they are no longer on the approved list for your lender.
In what way does my ID and proof of funds have anything to do with my conveyancing in Caister On Sea? Is this really necessary?
Caister On Sea conveyancing solicitors and indeed property practitioners accross the UK have a duty under money laundering regulations to verify the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to disclose two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Utility Bill no older than three months).
Confirmation of the origin of monies is also necessary in accordance with the money laundering statutes as solicitors have a duty to investigate that the monies you are using to acquire a property (be it the exchange deposit or the total purchase amount if you are a cash purchaser) has originated from a reputable source (such as employment savings) as opposed to the product of criminal activity.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Caister On Sea?
There are two types of lawyers who can perform conveyancing in Caister On Sea namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that required to complete the disposal or acquisition of property. Both are obliged to perform Caister On Sea conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally administered and that all requirements and procedures will be appropriately taken.
My stepmother pointed out to me me that in purchasing a property in Caister On Sea there may be a number of restrictions preventing external changes to the property. Is this right?
There are a number of properties in Caister On Sea which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Caister On Sea should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Co-operative. I assume I don't need a Caister On Sea property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I used Action Conveyancing several years past for my conveyancing in Caister On Sea. Now, I need my documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Caister On Sea of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My father has suggested that I appoint his conveyancers in Caister On Sea. Do I follow his recommendation?
Much as we are happy to recommend a Caister On Sea conveyancing lawyer the best way to select a conveyancing practitioner is to get feedback from friends or family who have used the firm you're considering.
We are in the process of acquiring a property in Caister On Sea. Could the conveyancer have our purchase price private from sites such as Rightmove. How can this be achieved ?
HMLR as a matter of law required to note price paid data on a register of the title for residential properties nationwide which includes properties in Caister On Sea. The register of title is an open document, so HMLR would be breaking the law excluded specific properties such as your property in Caister On Sea.
You can ask HMLR to hide the amount paid data however the answer would be a No.