Am I correct in assuming that the fact that my conveyancer in South Cave is not identified on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 South Cave conveyancing firm and enquire why they are no longer on the approved list for your bank.
In what way does my ID and proof of funds have anything to do with my conveyancing in South Cave? Is this really necessary?
South Cave conveyancing solicitors and indeed property lawyers throughout the UK have a duty under money laundering regulations to verify the ID of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill no more than three months).
Confirmation of source of monies is also necessary under the money laundering statutes as lawyers are mandated to check that the monies you are using to buy a property (whether it be the deposit for exchange or the total purchase monies if you are a cash purchaser) has originated from a reputable source (such as an inheritance) as opposed to the product of illegitimate activity.
is it true that all South Cave solicitor firms on the Aldermore conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
After weeks of negotiation I have agreed a price on a house in South Cave. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £150. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Virgin Money 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 Virgin Money 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.
Our sealed bid on a semi in South Cave has been accepted, the owners do however have an associated purchase. The vendors have offered on a flat, however it’s not yet agreed to, and have viewings of other flats booked. I have selected a bricks and mortar conveyancing solicitor in South Cave. What do I do now? When do I get the mortgage application with Santander started?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, South Cave conveyancing search charges, etc). First, you should ensure that your conveyancer is on the Santander approved list. Concerning the next phase this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a hot market some buyers would apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they pay their conveyancer to press on with searches.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a house in South Cave? or I am told that there is a law dating back centuries that could mean that owners of property living in a parish church boundary will be compelled to contribute towards maintenance to the chancel within the church. Is this appropriate for conveyancing in South Cave?
Unless a prior purchase of the premises completed after 12 October 2013 you could expect conveyancing practitioners handling conveyancing in South Cave to remain encouraging a chancel search and or chancel repair liability insurance.
I have justdiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in South Cave for a purchase of a freehold house 12 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest method to see if the property is registered to you, 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 South Cave conveyancing specialists.
As co-executor for the will of my grandmother I am disposing of a residence in Neath but reside in South Cave. My conveyancer (approximately 250 miles awayneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in South Cave to witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in South Cave