In what way does my ID and proof of funds have anything to do with my conveyancing in Woodbury? Why is this being asked of me?
Woodbury conveyancing solicitors and indeed property practitioners throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).
Evidence of source of monies is also necessary under the money laundering statutes as lawyers have a duty to investigate that the monies you are utilising to acquire a property (whether it be the deposit for exchange or the full purchase amount if you are buying mortgage free) has come from legitimate source (such as employment savings) and is not the fruits of criminal behaviour.
My brother-in-law has suggested I instruct a conveyancing solicitor in Woodbury. I I am struggling to find out if they are on the The Royal Bank of Scotland conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing to do is contact the lawyer and ask them whether they are on the lender panel. Alternatively you can call The Royal Bank of Scotland who may be able to assist.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Woodbury?
There are many recorded licenced Conveyancers in Woodbury and Solicitor firms in Woodbury who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am assisting my mother sell her flat in Woodbury. Will the conveyancing solicitor commission the EPC or do I organise this?
Following the demise of Home Packs, EPC’s was maintained a required element of selling a house. An energy performance certificate needs to be commissioned in advance of the property being put on the market. It is not something that solicitors normally organise. If you are using a Woodbury conveyancing practitioner they might help arrange energy performance certificates due to their relationships with reputable Woodbury accredited person
I recently had an offer accepted on an apartment in Woodbury. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Soon after, the lawyer contacted me sheepishly admitting that they were not on the Nottingham 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 Nottingham 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.
A relative recommended that where I am purchasing in Woodbury I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Woodbury conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Woodbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Woodbury Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Woodbury Education with maps and statistics, Local Amenities and other useful data concerning Woodbury.
Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who conducted the conveyancing in Woodbury 10 years ago are no longer around. What are my options?
Nowadays there are copies made of almost everything, and your solicitor will be aware precisely where to find all the suitable documentation so you may purchase or dispose of your house without a hitch. Where copies are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities against possible claims on your premises.
My son is just in the process of moving house, the home loan was agreed last week in principle. After the offer was accepted on flat we called the building society to progress the mortgage application. I was shocked to hear that banks do not accept all lawyer, they must be on their panel, is this correct?
Banks tend to imposes restrictions either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Woodbury conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.