Is the fact that my solicitor in Highnam is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. 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) lack 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 contact the Highnam conveyancing firm and enquire why they are no longer on the approved list for your bank.
What does my ID and proof of funds have anything to do with my conveyancing in Highnam? Is this really warranted?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Highnam. However these days you can not proceed with any conveyancing process in the absence handing over evidence of your identity. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are supplying your driving licence as evidence of ID it needs to be both the paper section and photo card part, one is not satisfactory in the absence of the other.
Proof of the origin of money is necessary in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancing solicitor will need to retain this information on file. Your Highnam conveyancing solicitor will need to see evidence of proof of funds prior to accepting any money from you into their client account and they will also ask further queries concerning the origin of funds.
I need some expedited conveyancing in Highnam as I am faced with a deadline to sign on the dotted line inside 3 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Highnam the following are instances of what can appear and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Highnam is where the house is located. Can you shed any light on this issue?
Flying freeholds in Highnam are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Highnam you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Highnam may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are FTB’s - had an offer accepted, yet the property agent told us that the vendor will only proceed if we use their recommended lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Highnam
We suspect that the owner is not behind this ultimatum. Should the seller require ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your preferred Highnam conveyancing firm - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by head office.
My partner and I are in the market for an affordable conveyancing solicitor in Highnam to purchase a apartment. I I am concerned about appointing the wrong one and there are lots of Highnam conveyancing firms out there...how do I know which one is best to select?
The first thing to do when looking for a Highnam conveyancer is listen to the advice from friends or trusted professionals. Almost everyone has used a conveyancing solicitor at some point. Feel free to use our tool to compare Highnam conveyancing quotes