I am not in a position to travel far from Coniston. Please explain the reason why all Coniston solicitors aren't included on all lender panels?
Lenders normally restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that the practice must have two or more partners. As well as restricting the structure of firm, some banks for example HSBC decided to limit the number of organisations they allow to act for them. You should note that lenders have no accountability for the quality of service provided by any Coniston solicitor on their approved list. Increases in mortgage fraud was the key driver in the rationalisation of solicitor panels a few years ago notwithstanding that there are conflicting opinions about whether solicitors sat at the center of that fraud. Data from the Land Registry exposes that thousands of conveyancing organisations only conduct one or two conveyances a year. Those advocating conveyancing panel pruning ask why conveyancing firms should have the right to be listed on a lender panel when clearly conveyancing is not their primary expertise?
In what way does my ID and proof of funds have anything to do with my conveyancing in Coniston? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Coniston conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility account showing your correct address.
Under Money Laundering Regulations, property lawyers are obliged by law to check not simply the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to notify the appropriate authorities should they consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
My lender has recommended a law firm on their panel based in Coniston but I would rather use a conveyancing lawyer in Coniston local to me. Are you able to assist?
It is by no means the case that all Coniston conveyancing solicitors are on all lender’s conveyancing panel. Please make the most of our search tool to locate a Coniston conveyancing firm on the on the lender panel.
I used Arc property Solicitors a few years ago for my conveyancing in Coniston. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Coniston of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm refinancing my primary house to a buy to let loan with National Westminster Bank and I will use the rest of the raised equity towards a second property. The location we are looking at is Coniston. Will your solicitors be able to act for both sets of lenders and tie in the conveyances?
Make use of our search tool on this site to ensure that the solicitors are approved by both mortgage companies. On the basis that they are the conveyancer will be able to tie up the two deals but you should have a chat with you conveyancer and specify your desired outcome and needs.
I am using a search engine for the phrase conveyancing in Coniston it brings up numerous conveyancersin the vicinity. How do I determine which is the suitable conveyancing solicitor for the sale of my house?
The ideal way of choosing a suitable conveyancer is via trusted recommendation, so ask colleagues and those you trust who have purchased a property in Coniston or a respected estate agent or mortgage broker. Costs for conveyancing in Coniston differ, so it's a good idea to request a minimum of four quotes from different property lawyers. Be sure to seek confirmation what costs in the quote includes.