What does my ID and proof of funds have anything to do with my conveyancing in London Colney? Why is this being asked of me?
London Colney conveyancing solicitors and indeed property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).
Evidence of source of funds is also necessary under the money laundering regulations as conveyancers are required to ensure that the money you are utilising to purchase a property (be it the exchange deposit or the total purchase amount if you are a cash purchaser) has originated from an acceptable source (such as employment savings) rather than the product of illegitimate behaviour.
Please explain the implications if my solicitor is expelled from the Barclays Conveyancing panel ahead of completing my conveyancing in London Colney?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are aiming to move property in August. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in London Colney. Conveyancing firm was found prior to coming across this site.
On the afternoon of completion you will need to collect the house keys from your estate agent but this should only happen after the sellers lawyers inform the agent that they have the completion monies and the keys can be collected. You should advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can assist you in locating a conveyancing in London Colney or a firm with expertise in conveyancing in London Colney.
Are all London Colney Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
After shopping around on the internet I have found a London Colney conveyancing practitioner having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own London Colney surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are buying a property and the solicitor has identified Chancel Repair to which the house may be obligated to contribute to given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly warranted for conveyancing in London Colney
Unless a prior purchase of the property took place after 12 October 2013 you could take it that solicitors delivering conveyancing in London Colney to remain recommending a chancel search and or chancel repair liability policy.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who dealt with the conveyancing in London Colney 10 years ago no longer exist. What are my next steps?
These day there are copies made of almost everything, and your conveyancer will know exactly where to look for all the suitable documentation so you may buy or dispose of your house without any difficulty. If duplicates are not available, your solicitor may be able to put in place insurance or indemnities against future claims on the premises.
Do I have to attend the offices of the bank conveyancing panel solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in London Colney as it will be easier to attend their offices if necessary.
Most conveyancing panel lawyers for the mortgage company undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in London Colney. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.