I am not well enough to travel far from Downham Market. Please explain the reason why all Downham Market lawyers are not on all mortgage company panels?
Mortgage Companies tend to impose restrictions on either the nature or volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that the firm needs to have at least two partners. As well as restricting the structure of firm, some lenders made a decision to limit the number of conveyancers they use to act for them. You should note that lenders have no accountability for the standard of conveyancing given by any Downham Market conveyancing practitioner on their approved list. Property fraud was the primary trigger for the rationalisation of solicitor panels in the last decade even though there are opposing thoughts concerning whether solicitors sat at the center of that fraud. Statistics via the Land Registry reveal that thousands of conveyancing firms only carry out a couple of conveyances annually. Those vindicating conveyancing panel culls question why law firms deserve claim to remain on a lender panel when clearly property law is not their speciality?
Is it the case that all Downham Market solicitor practices on the TSB conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.
We expect to receive a AIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Downham Market solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Downham Market solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
About to purchase apartment in Downham Market. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Downham Market conveyancer is on the Aldermore conveyancing panel.
Should commercial conveyancing searches reveal planned roadworks that could impact a commercial premises in Downham Market?
Many commercial conveyancing solicitors in Downham Market will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Downham Market. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Downham Market.
For each commercial conveyancing transaction in Downham Market it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Downham Market commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Downham Market.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who conducted the conveyancing in Downham Market 10 years ago are no longer around. What are my next steps?
As long as the title is registered the details of your proprietorship will be recorded by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, identify your house and obtain up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
In my capacity as executor for the estate of my grandfather I am selling a residence in Newport but reside in Downham Market. My conveyancer (based 200 miles awayneeds me to execute a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Downham Market to witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Downham Market
Much to my surprise my solicitor in Downham Market has requested from me personal identification documents asserting that this is part of his requirements as a solicitor on the bank Conveyancing panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Downham Market