Is the fact that my conveyancer in Covent Garden is not listed on my lender's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor 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 Covent Garden conveyancing practice and enquire why they are no longer on the approved list for your lender.
What does my ID and proof of funds have anything to do with my conveyancing in Covent Garden? Is this really warranted?
You are right in these requests have nothing to do with conveyancing in Covent Garden. Nowadays you will not be able to proceed with any conveyancing transaction without first supplying evidence of your identity. This usually takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are providing your driving licence as evidence of identification it needs to be both the paper section as well as the photo card part, one is not acceptable without the other.
Proof of the origin of funds is required in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer will need to have this information on file. Your Covent Garden conveyancing solicitor will require evidence of proof of funds prior to accepting any money from you into their client account and they may also ask further questions concerning the source of monies.
We are purchasing a end of terrace house in Covent Garden. We would like to an extension at the rear at the house.Will legal investigations on the property involve checks to see if these works are permitted?
Your solicitor will check the deeds as conveyancing in Covent Garden will occasionally identify restrictions in the title documents which prohibit certain alterations or require the permission of another owner. Many extensions need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
We are getting a further advance on our home loan from Coventry BS as we want to carry out a loft conversion to our home in Covent Garden. Are we obliged to select a nearby Covent Garden solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS don't usually instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.
Completion of my purchase has taken place for my property in Covent Garden. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am buying my first flat in Covent Garden with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of additionals instead. The sale representative suggested that I not to tell my solicitor about this deal as it would affect my mortgage with the lender. 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.
My husband and I are four weeks into a residential purchase having been recommend to conveyancers by the selling agent to execute conveyancing in Covent Garden. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new lawyers?
They would need to be very bad to suggest replacing them. Has the mortgage offer been generated? In the event that it has you need to make them aware of the replacement solicitor and get the offer are re-issued. Your new solicitor ideally should be on the banks approved list to avoid supplemental expenses and delays. That should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a bank approved conveyancer for your home move in Covent Garden
I'm selling a property in Covent Garden. I can find my conveyancer's company on the Law Society's list, but I can't see my lawyer's name as listed on the regulator's website. Is this a big problem?
Not every individual in the law firm must be listed by the regulator. Provided there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.