We chose a high street lawyer for our conveyancing in Immingham last week. Upon checking the Terms and Conditions it is apparent thatI am on the hook for charges even if the dealfalls through. Would I be best advised to instruct a web based solicitor practice promising no move no charge conveyancing in Immingham?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be higher to counteract those transactions that do not proceed. Please beware that these promotions tend not to cover expenses e.g. Immingham conveyancing search expenses.
In what way does my ID and proof of funds have anything to do with my conveyancing in Immingham? Is this really necessary?
To satisfy the Money Laundering Regulations any Immingham conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill showing where you live.
In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to validate not just the ID of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this will lead to your solicitor cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to notify the relevant authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
We wanted to use a property lawyer in Immingham for our home move. Our broker informed us that our mortgage company Accord Mortgages Ltd won't deal with them. Why is this not regarded as unfair competition?
Before the recession most banks had a different appetite for risk. Almost all Immingham conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms concerning their operations and the individuals who work for them and set certain criteria such a completing on a minimum amount of conveyancing. Many Immingham conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Immingham is amongst the many areas where the lawyers we list are on the panel for Accord Mortgages Ltd.
I used Stirling Law a few years past for my conveyancing in Immingham. Now, I need my files however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Immingham of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Should I be concerned that brokers that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Immingham conveyancing practice?
As is the case with many service providers, often recommendations from family and friends can be very helpful. But there are numerous parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks may put forward lawyers to retain. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are at liberty to appoint your own conveyancer. However, bear in mind that some lenders specify a panel list of solicitors you have to use for the mortgage aspect of your conveyancing.
Whilst your website is a good idea there are many lawyers listed near Immingham being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?
We do not recommend specific Immingham firms as the right Immingham conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Immingham knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..