Am I correct in assuming that the fact that my conveyancer in Sileby is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Where you are concerned you should simply call the Sileby conveyancing firm and enquire why they are no longer on the approved list for your bank.
In what way does my ID and proof of funds have anything to do with my conveyancing in Sileby? Why is this being asked of me?
Sileby conveyancing solicitors and indeed property lawyers throughout the UK have a duty under money laundering regulations to verify the identity of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement no older than three months).
Confirmation of source of monies is also required under the money laundering statutes as conveyancers are mandated to ensure that the funds you are using to acquire a property (be it the exchange deposit or the total purchase price where you are buying mortgage free) has come from legitimate source (such as employment savings) as opposed to the proceeds of illegitimate activity.
We're in Sileby, FTBs purchasing with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are due to move house in March. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Sileby. Conveyancing lawyer was organised prior to coming across this page.
On the day of completion you can pick up the house keys from the estate agent but this should only occur once the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be given over. After that you will need to tell the removal men 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 finding a conveyancing in Sileby or a legal practice that specialises in conveyancing in Sileby.
We previously appointed solicitors with offices in Sileby on the Kent Reliance solicitor approved list. They are now charging me a further sum for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. The charge is not dictated by Kent Reliance but by your Sileby conveyancer. Numerous firms on the Kent Reliance panel will levy an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being problematic. The Sileby solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Given that I am about to spend over three hundred thousand on a property in Sileby I would like to have a conversation with the lawyer about myconveyancing before appointing the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Sileby.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Sileby should be the figure that you end up paying.
Builders have put forward a solicitor and I've obtained a quote from them. It's nearly two hundred pounds less expensive than my family Sileby solicitor. Should I use them?
Housebuilders normally have lists of lawyers who are quick and who know the builder's paperwork and property lawyer. As many developers offer an inducement to choose their approved conveyancer for this reason, any increased fees can be avoided and a builder won't put forward a conveyancing warehouse and run the risk of having the conveyancing stall when they demand an exchange in 28 days. The argument for not opting for the recommended property lawyer is that they may be hesitant to 'push' your interests at the risk of upsetting the sellers. Where you have concerns that this may be the case you should stick with your local Sileby solicitor.