What does my ID and proof of funds have anything to do with my conveyancing in Louth? Is this really warranted?
You are right in these requests have nothing to do with conveyancing in Louth. Nowadays you will not be able to complete any conveyancing process without first providing proof of your identity. This usually takes the form of a either your passport or driving licence plus a council tax bill. Please note that if you are supplying your driving licence as evidence of ID it needs to be both the paper element and photo card part, one is not acceptable without the other.
Proof of your origin of monies is necessary in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your lawyer will need to have this information on record. Your Louth conveyancing solicitor will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask further queries concerning the origin of monies.
My flat in Louth is up for sale and I have a buyer. Will my lawyer have to be required to be on the Lloyds conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
This question may be naive but I am wet behind the ears as FTB of a garden flat in Louth. Do I receive the keys to the house on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Louth?
On the day of completion you do not need to attend the conveyancers office in Louth. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
Is it the case that all Louth CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
After weeks of negotiation I have agreed a price on an apartment in Louth. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £225. Not long after, the solicitor contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do I need to pay for insurance to address the risk of chancel repairs when purchasing a property in Louth?
Unless a previous acquisition of the premises took place post 12 October 2013 you could expect lawyers delivering conveyancing in Louth to continue to suggest a chancel search and or chancel repair liability insurance.
I'm converting the mortgage on my current property to a buy to let mortgage with Leeds Building Society and intend to use the remaining equity as a down payment on further property. The neighborhood we are looking at is Louth. Will your lawyers be able to act for the two banks and link together the conveyances?
Do use our search tool on this page to ensure that the solicitors are approved by both mortgage companies. On the basis that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and make clear your expectations and requirements.
We're first time buyers - agreed a price, but the property agent informed us that the owners will only issue a contract if we instruct their recommended lawyers as they need an ‘expedited deal’. We would rather use a high street solicitor who is familiar with conveyancing in Louth
It is unlikely the vendors are behind this. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Contact the vendors directly and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Louth conveyancing lawyers - not the ones that will give the estate agent a referral fee or achieve conveyancing figures set by head office.