I can't travel far from Cookham. Is there a reason why all Cookham conveyancing practitioners aren't automatically on all lender panels?
A decade ago most lenders demonstrated an approach to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into fraud which concluded: know the solicitors on your panel. Consequently, banks have subsequently soughtmore data from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves excluded from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum volume of transactions the lenders required.
We are only a couple days away from an exchange on a flat in Cookham and my parents have sent the 10% deposit to my property lawyer. I am now advised that as the deposit has been received from someone other than me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your conveyancer is duty bound to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
We are looking to buy a house and need a conveyancing solicitor in Cookham who is on the Co-operative conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Cookham.
My wife and I have recently appointed a conveyancing solicitor in Cookham. I I would like to check if they are on the Norwich and Peterborough Building Society conveyancing panel. Can you or the lender confirm if they are on the panel?
You should phone the lawyer and ask them whether they are on the lender panel. Otherwise you can get in touch with Norwich and Peterborough Building Society who may be able to help.
Have just purchased a probate house at auction in Cookham. Conveyancing is needed. What are my next steps?
Now that you have for in every practical sense signed on the dotted line you should find a conveyancing lawyer quickly as you now have a fast approaching a drop dead date to complete the conveyancing. An auction property will have a corresponding auction pack. This will likely include most,if not all of the documents that your solicitor requires. Where you are dealing with leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Cookham. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Cookham?
On the day of completion you will not be required to go to the conveyancers office in Cookham. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
I recently had an offer accepted on an apartment in Cookham. My financial adviser suggested a property lawyer. I paid an on account payment of £200. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Wolstenholmes several years ago for my conveyancing in Cookham. Now, I need the documents but the law firm has closed. What do I do?
Do contact 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 Cookham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.