I have just been advised by my estate agent that my Charlton solicitor is not on the lender Solicitor panel. What can I do to be sure that this is correct?
Your first step should be to call your Charlton conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
My partner and I are purchasing our first home. Our solicitor has calledto check if we wish to order extra conveyancing searches. Frankly we are clueless as to what's necessary for conveyancing in Charlton
The extent of Charlton conveyancing searches should be dictated entirely on the premises, the location, the possibility of any of these risks, your familiarity of the locality and risks, your general approach to risk. What is important is that you adequately comprehend what information the searches could provide. Then you can decide if you consider that you need that information. Where you are unsure, ask the property lawyer to offer guidance.
In what way does my ID and proof of funds have anything to do with my conveyancing in Charlton? Is this really warranted?
Charlton conveyancing solicitors as well as nationwide property practitioners throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to check the identity of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (usually a Bank Statement less than 3 months old).
Proof of source of funds is also required under the money laundering laws as solicitors are mandated to investigate that the money you are using to buy a property (whether it be the deposit for exchange or the full purchase price where you are a cash purchaser) has come from legitimate source (such as employment savings) and is not the product of illegitimate activity.
I am considering refinancing my house in Charlton, does my lawyer need to be on the TSB Conveyancing panel?
In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
We are four weeks into a leasehold purchase having been directed to a firm by the selling agent to execute conveyancing in Charlton. I am am very disappointed with the level of service. Can you help me find new lawyers?
They would have to be very poor to suggest diss instructing them. Has your mortgage been generated? In the event that it has you must advise them of the new contact details and have the mortgage documents are re-issued. Your conveyancer needs to be on the banks panel to avoid added expenses and delays. That should be your first question of the new solicitors. The find a solicitor tool will help you find a bank approved solicitor for your conveyancing in Charlton
I happen to be an executor of my recently deceased parent's Will, with a property in Charlton which is to be marketed. The property is unregistered at HMLR and I'm advised that some estate agents will insist that it is completed before they will move forward. What's the procedure for this?
In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.