Am I correct in assuming that the fact that my conveyancer in Llantrisant is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible 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 contact the Llantrisant conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
What does my ID and proof of funds have anything to do with my conveyancing in Llantrisant? Is this really warranted?
Llantrisant conveyancing solicitors and indeed property lawyers accross the UK have a duty under money laundering regulations to check the identity of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to disclose two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).
Evidence of the origin of monies is also required under the money laundering laws as lawyers are obliged to investigate that the monies you are using to purchase a property (be it the exchange deposit or the full purchase price where you are a cash purchaser) has come from an acceptable source (such as an inheritance) as opposed to the fruits of criminal behaviour.
I had intended to instruct a property lawyer in Llantrisant for our home move. Our broker has since advised us that our bank Yorkshire Building Society won't deal with them. Why is this not regarded as unduly restrictive?
A lender can require an approved conveyancer act for it. Borrowers are liable to bear the cost of this. Do use our search facility to locate a solicitor to conduct conveyancing in Llantrisant on the Yorkshire Building Society member panel.
How does conveyancing in Llantrisant differ for newly converted properties?
Most buyers of new build or newly converted property in Llantrisant approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Llantrisant tend to acquire the land, 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 Llantrisant or who has acted in the same development.
I decided to have a survey carried out on a property in Llantrisant prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks may refuse to issue a loan on this type of premises.
It varies from the lender to lender. HSBC has different instructions from Halifax. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llantrisant. Conveyancing will be smoother if you use a solicitor in Llantrisant especially if they regularly deal with such properties in Llantrisant.
What tools are available to locate a Llantrisant solicitor on the Clydesdale conveyancing panel? I have a car and am happy to travel upto 25kilometers to meet the lawyer.
You can use the tool on this website. Please pick a mortgage company and your location and you will see a number of Llantrisant conveyancing lawyers locally. We have listed some Llantrisant conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Clydesdale approved list