Is the fact that my solicitor in Sawbridgeworth is not listed on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Sawbridgeworth conveyancing practice and enquire why they are no longer on the approved list for your lender.
What does my ID and proof of funds have anything to do with my conveyancing in Sawbridgeworth? Is this really warranted?
To satisfy the Money Laundering Regulations any Sawbridgeworth conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.
Under Money Laundering Regulations, conveyancers are duty bound to ascertain not just the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer ending their relationship 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 inform the relevant authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.
My wife and I have recently appointed a conveyancing solicitor in Sawbridgeworth. I I would like to check whether they are accepted on the TSB conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing you should do is contact the conveyancer and enquire if they are on the lender panel. Alternatively you can get in touch with TSB who may be able to assist.
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a ground floor flat in Sawbridgeworth. Do I pick up the keys to the premises on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Sawbridgeworth?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's solicitors, and once they have received this, you should be invited to pick up the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I was told three weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Sawbridgeworth is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have finally had an offer on an apartment in Sawbridgeworth agreed to, but there is a chain. The sellers have placed an offer on on an apartment, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in Sawbridgeworth. What do I do now? When do I get the mortgage application with Aldermore going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Sawbridgeworth conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Aldermore approved list. Regarding the next stages this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. In a hot market many purchasers would apply for a home loan with Aldermore and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.
I have recentlydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Sawbridgeworth for a purchase of a leasehold apartment 18 months ago. How can I check that my home is not still registered in the name of the previous owner?
The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sawbridgeworth conveyancing specialists.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Sawbridgeworth and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial leaseholders, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Sawbridgeworth