Am I correct in assuming that the fact that my solicitor in Hawarden is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Should you be concerned you should simply call the Hawarden conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in Hawarden? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Hawarden. Nowadays you can not complete any conveyancing deal if you have not handing over proof of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a utility bill. Please note that if you are providing your driving licence as proof of identification it needs to be both the paper element as well as the photo card part, one is not acceptable without the other.
Proof of your origin of funds is mandated in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your lawyer must retain this information on record. Your Hawarden conveyancing solicitor will require evidence of proof of funds before they are able to accept any funds from you into their client account and they will also ask additional queries regarding the origin of monies.
My husband and I decided to purchase a newly converted apartment in Hawarden with a residential mortgage from Barclays Direct.We have a Hawarden conveyancing solicitor but Barclays Direct advised that her practice is not listed on their approved list of firms. We have to appoint a Barclays Direct panel solicitor or keep our preferred solicitor and pay for a Barclays Direct panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you contains terms and conditions, a common one being that conveyancers must be on the Barclays Direct approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays Direct
When it comes to lenders such as Lloyds, do Hawarden property lawyers face a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We have agreed to purchase a house in Hawarden. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
Given that you are obtaining a mortgage with Aldermore your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties countrywide and is not limited to Hawarden.
Santander have agreed my mortgage in principle, my offer on a flat in Hawarden has been accepted, what are the next steps?
The estate agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Telephone Santander or the broker and complete any outstanding documentation. Santander will instruct a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. Santander will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hawarden.
How do I search for a Hawarden solicitor on the Yorkshire Building Society conveyancing panel? I have wheels and am willing to travel upto 10miles to meet the lawyer.
Feel free to make use of the tool on this website. Please select a mortgage company and your location and you will see a number of Hawarden conveyancing lawyers based on proximity. We have listed some Hawarden conveyancing firms towards the end of this page and you can contact them to verify whether they are on the Yorkshire Building Society approved list
My fiance and I have just had an offer agreed on a property and had an appointment on Tuesday with the Post Office for the mortgage. They have informed me that when it comes to choosing a solicitor that unless they are on their approved list of conveyancing practitioners then we will have to pay out an extra charge of £200. This is because they would then have to appoint a conveyancer to act for them in addition to the one we choose to act on our behalf and we assume responsibility for their fees. I have requested the Post Office to furnish me with a list so I can request quotes only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?
You can enquire of the Post Office what their criteria for joining their panel is for a solicitor.Then ask the property lawyer of your choice whether they meet the criteria and have they acted on mortgages for the Post Office previously. Where the answer to those is yes, then just double check with the Post Office. Another option is to use our search tool and we may be able to identify a conveyancing practitioner in Hawarden on the approved list for the Post Office.