I am progressing with the sale of my house in Northop Hall and the estate agent has just e-mailed to advise that the purchasers are appointing a new property lawyer. The excuse is that the bank will only work with property lawyers on their approved list. Why would a leading lender only work with certain solicitors rather the firm that they want to choose for their conveyancing in Northop Hall ?
Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some 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 buyers are not going to have any sway in the decision.
In what way does my ID and proof of funds have anything to do with my conveyancing in Northop Hall? Why is this being asked of me?
To satisfy the Money Laundering Regulations any Northop Hall conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing where you live.
In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to check not only the ID of conveyancing clients but also the origin of the money that they receive in respect of any matter. Refusal to disclose this will result in your lawyer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to make a disclosure to the appropriate authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Northop Hall?
There are many recorded licenced Conveyancers in Northop Hall and Solicitor practices in Northop Hall who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in the home buying process. They may both also handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am helping my mother sell her flat in Northop Hall. Will the solicitor commission the energy performance certificate or should I organise this?
After the demise of Home Packs, EPC’s was kept a required element of selling a property. An energy performance certificate needs to be commissioned before the property is placed on the market. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Northop Hall conveyancing lawyer they may help arrange energy performance certificates due to their contacts with long established Northop Hall assessors
After much negotiation I have agreed a price on an apartment in Northop Hall. My financial adviser recommended their conveyancers. I paid an on account payment of £175. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I are close to exchanging contracts on the sale of our home in Northop Hall and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Northop Hall. Having lived in Northop Hall for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My business partner and I are wishing to lease a unit on a shopping parade. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Northop Hall for less than £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Northop Hall, including the sale and acquisition of businesses as well as simply premises. If you are intending to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. As for the charges this will depend on the structure and nuances of the deal. Please provide us with your contact information or email so as to enable us to provide you with a detailed commercial conveyancing calculation.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.