I am getting a offer of a home loan from Santander. I would like to employ the services of a Licensed Conveyancer in Sudbury. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What does my ID and proof of funds have anything to do with my conveyancing in Sudbury? Is this really warranted?
In order to comply with Money Laundering Regulations any Sudbury 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 bill showing your correct address.
In accordance with Money Laundering Regulations, property lawyers are duty bound to validate not only the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this may result in your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers will have an obligation to inform the appropriate authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
I used Action Conveyancing several years past for my conveyancing in Sudbury. I now require my papers but cannot find the solicitor. 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 Sudbury of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Sudbury differ for new build properties?
Most buyers of new build or newly converted property in Sudbury contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Sudbury usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Sudbury or who has acted in the same development.
I have been pointed in your direction by a few estate agents in Sudbury to select a property lawyer on your site. What’s the financial incentive for Estate Agents to market your services over and above a competitor’s?
We don’t give any commission for directing people to this site. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
My husband and I are first time buyers - agreed a price, but the agent told us that the vendor will only go ahead if we appoint the agent's preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Sudbury
It is unlikely the owners are driving this. Should the owner require ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Contact the vendors directly and make sure they understand (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Sudbury conveyancing solicitors - rather thanthose that will provide the negotiator at the agency a kickback or achieve conveyancing thresholds pre-set by HQ.