I am nearing exchange of contracts for my home in Billericay and the EA has just telephoned to warn that the purchasers are swapping solicitor. The reason given is that the lender will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to choose for their conveyancing in Billericay ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Mortgage companies blame a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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 purchasers are not going to have any sway in the decision.
Would the conveyancing lawyers identified via your search tool perform attended exchange conveyancing in Billericay?
We do have a number of conveyancing specialists carrying out one day exchanges. Do call us to get a fee calculation and details as to availability.
In what way does my ID and proof of funds have anything to do with my conveyancing in Billericay? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Billericay. Nowadays you will not be able to proceed with any conveyancing deal without first handing over evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a bank statement. Please note that if you are providing your driving licence as evidence of identification it needs to be both the paper section and photo card part, one is not sufficient without the other.
Evidence of your source of monies is required in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your conveyancing solicitor will need to have this information on file. Your Billericay conveyancing lawyer will need to see evidence of proof of funds prior to accepting any monies from you into their client account and they should also ask additional queries regarding the origin of monies.
I am intent on selling our home in Billericay and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Billericay lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Billericay. We have lived in Billericay for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of 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 ailment)
I used Wolstenholmes a few years ago for my conveyancing in Billericay. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Billericay 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 house in Billericay prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks will refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Billericay. Conveyancing will be smoother if you use a solicitor in Billericay especially if they regularly deal with such properties in Billericay.