Am I correct in assuming that the fact that my conveyancer in East Leake is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the East Leake conveyancing firm and enquire why they are no longer on the approved list for your bank.
Our son is about to exchange on a house that has just been built in East Leake with a mortgage from Lloyds. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
In what way does my ID and proof of funds have anything to do with my conveyancing in East Leake? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in East Leake. Nowadays you will not be able to complete any conveyancing deal without first submitting proof of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a council tax bill. Remember if you are supplying your driving licence as evidence of identification it must be both the paper element as well as the photo card part, one is not sufficient in the absence of the other.
Proof of your source of money is necessary in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancing solicitor will need to have this information on file. Your East Leake conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any money from you into their client account and they may also ask further queries regarding the source of monies.
My fiancee and I are in the throws of looking at flats in East Leake and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Nationwide.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are seeking a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
After months of negotiation I have agreed a price on an apartment in East Leake. My financial adviser suggested a lawyer. I paid an on account payment of £225. Not long after, the solicitor called me sheepishly admitting that they were not on the Barclays 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 Barclays 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 have finally had an offer on an apartment in East Leake accepted, but there is a chain. The owners have placed an offer on a property, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in East Leake. What should be my next step? When should I get the mortgage application with RBS going?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, East Leake conveyancing search charges, etc). First, you must ensure that your solicitor is on the RBS approved list. As to the next steps this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a rising market some purchasers will apply for a home loan with RBS and arrange for the valuation and only if it comes back ok would they ask their conveyancer to move forward with the conveyancing in East Leake.
I have justfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in East Leake for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The quickest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of East Leake conveyancing specialists.
I need to instruct a conveyancing solicitor for my conveyancing in East Leake. I happened to land on a web site which appears to be the ideal offering If it is possible to get all this stuff completed via web that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?