I am 3 weeks into the sale of my apartment in Kendal and the EA has just telephoned to advise that the purchasers are appointing a new property lawyer. The excuse is that the mortgage company will only deal with solicitors on their approved list. On what basis would a leading mortgage company only deal with specific solicitors rather the firm that they want to choose for their conveyancing in Kendal ?
Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Banks attribute this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I am acquiring a house mortgage free in Kendal. I have resided for the last 20 years in Kendal. Conveyancing searches are exorbitant. As I know the road and vicinity very well must I have all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Kendal conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. One thing to take into account; if you are going to dispose of the house in the future, it could be of relevance to your prospective purchaser what the searches reveal. Sometimes houses with functional issues can still throw up unfavourable search results. A competent conveyancing solicitor in Kendal will provide you some constructive advice concerning this.
In what way does my ID and proof of funds have anything to do with my conveyancing in Kendal? Is this really necessary?
Kendal conveyancing solicitors as well as nationwide property lawyers accross 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 provide two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).
Proof of the origin of monies is also necessary under the money laundering regulations as conveyancers are duty bound to investigate that the monies you are utilising to buy a property (whether it be the deposit for exchange or the total purchase amount where you are a cash purchaser) has come from legitimate source (such as employment savings) and is not the proceeds of illegitimate activity.
In researching consumer advice sites for an affordable lawyer in Kendal, most say that I should use a CQS kitemarked solicitor. Can you explain what CQS is?
Kendal Conveyancing Quality Scheme solicitors have obtained certification by the law Society CQS was established to promote high standards in the home buying process. CQS helps consumers to identify solicitor firms that provide a quality residential conveyancing. Kendal is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
In my capacity as executor for the estate of my aunt I am disposing of a property in Neath but I am based in Kendal. My solicitor (based 300 miles awayhas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in Kendal who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Kendal based
Whilst your website is a good idea there are many lawyers listed near Kendal being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our bank?
We are not in the business of recommending one firm above another as the right Kendal conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Kendal knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..