Is the fact that my conveyancer in Greenford is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. 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 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 Greenford conveyancing practice and enquire why they are no longer on the approved list for your lender.
What does my ID and proof of funds have anything to do with my conveyancing in Greenford? Why is this being asked of me?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identification documents of the potential client they are dealing with before they can accept their conveyancing instruction. The Terms and Conditions that you are required to sign will no doubt reaffirm this. Your lender will also require certain documents to be checked. Where you refuse to provide identification documents, your conveyancer would not be able to act for you.
We're in Greenford, First time buyers buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am buying my first flat in Greenford with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my lawyer about this extras as it may impact my mortgage with the bank. Should I keep quiet?.
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.
In my capacity as executor for the will of my grandfather I am selling a property in Neath but reside in Greenford. My conveyancer (who is 235 miles from mehas requested that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Greenford who can attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Greenford based
My wife and I have today had a bid accepted on our first house in Greenford, and need to get solicitors instructed. We have made use of the numerous comparison tools and the quotes are from all over the the UK. Is it advisable to have a Greenford solicitor local to your potential house? We are fine to do everything over the web, but I guess at some point we may be required to physically go into the conveyancing practitioner's office to sign papers?
There is no requirement to physically visit the office of your property lawyer, they can post any relevant documents to you, which you can sign and return. Many home movers prefer to use a locally based solicitor, but it's by no means essential for conveyancing in Greenford.