Is the fact that my solicitor in Sileby is not listed on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. 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 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 contact the Sileby conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
What does my ID and proof of funds have anything to do with my conveyancing in Sileby? What am I being asked for?
Sileby conveyancing solicitors as well as nationwide property lawyers accross the UK have a duty under money laundering regulations to check the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and proof of address (usually a Bank Statement less than 3 months old).
Confirmation of source of monies is also necessary under the money laundering laws as solicitors have a duty to ensure that the monies you are utilising to acquire a property (whether it be the deposit for exchange or the full purchase monies if you are buying without a mortgage) has originated from legitimate source (such as an inheritance) rather than the fruits of criminal activity.
We're in Sileby, First timers purchasing with a mortgage (lender is Barclays , and our lawyer is on the Barclays conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am aiming to move home in March. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Sileby. Conveyancing solicitor was found before I stumbled across this website.
On the afternoon of completion you can pick up the keys from your selling agent however this can only happen after the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you should advise the removal company that you are ready to move in. We do not recommend a particular removal organisation but can assist you in locating a conveyancing in Sileby or a legal practice that specialises in conveyancing in Sileby.
We previously selected conveyancers with offices in Sileby on the Clydesdale solicitor approved list. They are now charging me a further amount for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This fee is not dictated by Clydesdale but by your Sileby conveyancing practitioner. Plenty of firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being a right pain. The Sileby solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Taking into account that I will soon spend over three hundred thousand on a garden flat in Sileby I would like to have a conversation with the conveyancer concerning thetransaction prior to appointing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your property ownership legalities in Sileby.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Sileby should be the figure that you are charged.
Builders have put forward a lawyer and I've received a quote from them. They are almost £250 cheaper than my own Sileby solicitor. Should I use them?
Builders normally have panels of property lawyers who are quick and who know the builder's paperwork and solicitor. As many developers offer an incentive to choose their approved property lawyer for this reason, any increased charges can be avoided and a developer will not put forward a conveyancing factory and run the risk of having the transaction stall when they demand an exchange within a tight deadline. The argument for not opting for the suggested solicitor is that they may prove hesitant to 'push' your interests at the risk of alienating the sellers. If you worry that this may be the situation you should remain with your high street Sileby lawyer.