Is the fact that my solicitor in Frimley is not identified on my bank's conveyancing panel that there is a problem with the standard of his work?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters 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 contact the Frimley conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Frimley. Almost all the flats have already been sold. Is it really necessary to order local searches for my conveyancing in Frimley?
A big part of the Frimley legal transfer of property is the conveyancing searches. There are a large number of search providers conducting Frimley conveyancing searches, as well straight from the local authority. These are generally termed personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authoritative source.
What does my ID and proof of funds have anything to do with my conveyancing in Frimley? Why is this being asked of me?
Frimley conveyancing solicitors as well as nationwide property lawyers throughout the UK have an obligation under money laundering regulations to verify the identity 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 identification; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Utility Bill no more than three months).
Evidence of the origin of funds is also required in compliance with the money laundering statutes as conveyancers are mandated to investigate that the monies you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase amount where you are buying mortgage free) has come from an acceptable source (such as employment savings) as opposed to the fruits of illegitimate activity.
I have recentlydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Frimley for a purchase of a freehold house 18 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest way to see if the premises is registered to you, you can carry out 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 Frimley conveyancing specialists.
How does conveyancing in Frimley differ for newly converted properties?
Most buyers of new build or newly converted property in Frimley come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Frimley usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Frimley or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. Frimley is the location of the property. Can you offer any opinion?
Flying freeholds in Frimley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frimley you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frimley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.