I am expecting a mortgage offer from Nat West. My intention is to instruct a Licensed Conveyancer in St Mellons. Does the Nat West Solicitor panel exclude conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am under pressure from the mortgagee in possession of a property in St Mellons to complete within four weeks. What can I do to hasten the buying process?
Where you are under a tight deadline to exchange it is highly recommended that your lawyer is familiar with the area as they will benefit local relationships and intelligence. It is even conceivable that they could have handled otherhouses in the same street. You would be best advised to use a St Mellons conveyancing lawyer. Second, check that the lawyer is on the lender panel. It is understood that just under twenty per cent of St Mellons conveyancing transactions are suspended or derailed after finding out that a purchaser’s solicitor was not on their banks panel. This can often result in the legal transfer of property being delayed by almost 21 days. It is understood that this issue impacts in the region of one hundred thousand home moves every year. Almost all St Mellons conveyancing practices can not act for certain mortgage companies so do check at the outset.
In what way does my ID and proof of funds have anything to do with my conveyancing in St Mellons? Is this really necessary?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in St Mellons. Nowadays you will not be able to proceed with any conveyancing process without first providing evidence of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Remember if you are supplying your driving licence as proof of ID it needs to be both the paper section and photo card part, one is not sufficient without the other.
Proof of the source of funds is mandated in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer must have this information on record. Your St Mellons conveyancing practitioner will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask additional questions regarding the source of funds.
I used Arc property Solicitors several years past for my conveyancing in St Mellons. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 St Mellons of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in St Mellons with a loan from Nationwide Building Society. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my lawyer about the extras as it may jeopardize my mortgage with Nationwide Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been sourcing a conveyancing solicitor in St Mellons for my purchase. Can I check a solicitor's record with the profession’s regulator?
Anyone may read documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.