I can't travel far from Hawkshead. What is the rationale as to why all Hawkshead conveyancers aren't automatically on all bank panels?
Banks highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in lenders pruning a number of firms from their official list of approved solicitors .
What does my ID and proof of funds have anything to do with my conveyancing in Hawkshead? Why is this being asked of me?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Hawkshead. Nowadays you will not be able to complete any conveyancing process in the absence submitting proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a council tax bill. Remember if you are providing your driving licence as proof of identification it must be both the paper element as well as the photo card part, one is not acceptable without the other.
Evidence of your source of money is necessary in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancer will need to retain this information on file. Your Hawkshead conveyancing lawyer will need to see evidence of proof of funds prior to accepting any monies from you into their client account and they may also ask additional questions concerning the origin of funds.
The Hawkshead conveyancing lawyers that just started acting on my purchase in Hawkshead have suddenly closed. I chose them because I had to have a solicitor on the Co-operative conveyancing panel and my previous Hawkshead lawyer was not. I paid them funds on account. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I just acquired a flat at auction in Hawkshead. Conveyancing is required. What happens now?
Having to all intents and purposes signed on the dotted line you now have to instruct a conveyancing practitioner as a matter of priority as you now have a pending a drop dead date to complete the conveyancing. All auction property will ordinarily have a bespoke auction set of papers. This will likely include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You must give this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
Please help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Hawkshead conveyancing?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am currently in the process of buying my council flat in Hawkshead. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
We're new to the buying process - had an offer accepted, but the estate agent told us that the vendor will only proceed if we use the agent's chosen solicitors as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Hawkshead
We suspect that the owner is unaware of this ultimatum. Should the owner want ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Hawkshead conveyancing solicitors - not the ones that will earn the negotiator at the agency a commission or achieve conveyancing figures pre-set by HQ.
How easy is it to change a solicitor as I need to find a Hawkshead based conveyancer who is on the lender conveyancing panel. Is it practical to instruct different lawyers?
In the event that you have not formally instructed a conveyancer to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Hawkshead that you're considering.