Am I correct in assuming that the fact that my conveyancer in Freshford is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a 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) low volume 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. Should you be concerned you should simply call the Freshford 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 Freshford? Is this really warranted?
To satisfy the Money Laundering Regulations any Freshford conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing your correct address.
In accordance with Money Laundering Regulations, conveyancing solicitors are duty bound to ascertain not only the ID of conveyancing clients but also the source of monies that they receive in respect of any matter. An unwillingness to disclose this may lead to your solicitor cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to make a disclosure to the relevant authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.
I am considering applying for a TSB mortgage for purchase of a newly converted (under development) in Freshford with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?
In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are buying a property in Freshford. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My aunt advised me that in buying a property in Freshford there could be a number of restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Freshford which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Freshford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to move home in May. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Freshford. Conveyancing lawyer was organised prior to coming across your page.
On the afternoon of completion you will need to collect the house keys from the estate agent but this can only occur after the vendors solicitors inform the agent that they have the completion monies and the keys can be collected. After that you should inform the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you choose a residential property solicitor in Freshford or a lawyer that specialises in conveyancing in Freshford.
I'm buying a new build house in Freshford benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The sale representative told me not to tell my solicitor about the deal as it will put at risk my mortgage with Platform Home Loans Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're FTB’s - agreed a price, yet the estate agent has warned us that the owners will only move forward if we appoint their chosen conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor used to conveyancing in Freshford
We suspect that the owner is unaware of this demand. Should the owner want ‘a quick sale', alienating a serious purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you intend to appoint your preferred Freshford conveyancing firm - rather thanthose that will earn the estate agent a commission or hit his conveyancing figures set by head office.