We are buying a 1 bedroom flat in Sherwood with a mortgage. We wish to retain our Sherwood conveyancer, however the bank advise he's not on their "panel". We have to appoint one of the lender panel solicitors or keep our Sherwood conveyancing practitioner and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Sherwood conveyancing lawyer to apply to be on the conveyancing panel.
What does my ID and proof of funds have anything to do with my conveyancing in Sherwood? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Sherwood conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing where you reside.
In accordance with Money Laundering Regulations, conveyancers are duty bound to ascertain not only the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. Refusal to disclose this may lead to 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 will have an obligation to inform the relevant authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
My colleague suggested that where I am purchasing in Sherwood I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Sherwood conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Sherwood around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Sherwood Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Sherwood Education with plans and statistics, Local Amenities and other useful information regarding Sherwood.
I used Wolstenholmes a few years ago for my conveyancing in Sherwood. I now require my papers but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sherwood of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a property in Sherwood in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies tend refuse to grant a mortgage on such a property.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sherwood. Conveyancing will be smoother if you use a solicitor in Sherwood especially if they are familiar with such properties in Sherwood.
I note that you have a search directory identifying law firms on the bank conveyancing panel. Do Sherwood conveyancing firms pay you a commission if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Sherwood.