What does my ID and proof of funds have anything to do with my conveyancing in Chulmleigh? Is this really warranted?

You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Chulmleigh. Nowadays you can not proceed with any conveyancing transaction in the absence submitting evidence of your identity. This usually takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are providing your driving licence as proof of identification it must be both the paper section and photo card part, one is not sufficient in the absence of the other.

Evidence of the source of funds is mandated in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer will need to retain this information on record. Your Chulmleigh conveyancing practitioner will require evidence of proof of funds prior to accepting any funds from you into their client account and they should also ask additional questions concerning the origin of funds.

My fiance and I are hoping to buy a purpose built flat in Chulmleigh with a residential mortgage from Nottingham Building Society.We have a Chulmleigh conveyancing solicitor but Nottingham Building Society advised that his firm is not listed on their "panel". We have to appoint a Nottingham Building Society panel lawyer or retain our preferred solicitor and fork out for a Nottingham Building Society panel lawyer to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan issued to you contains various provisions, one of which will be that conveyancers will be on the Nottingham Building Society conveyancing panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Nottingham Building Society

I am being told by my lawyer that chancel insurance is required on my purchase. What is the level of cover for Chulmleigh conveyancing?

The appropriate level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Leeds Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

We are getting a further advance on our mortgage from TSB as we want to carry out renovations to our property in Chulmleigh. Are we obliged to select a high street Chulmleigh solicitor on the TSB conveyancing panel to deal with the legals?

TSB would not normally appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.

I am selling my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being pedantic. The Chulmleigh solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

I completed on my apartment on 16 June and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Chulmleigh said it should be recorded in a couple of weeks. Are titles in Chulmleigh particularly slow to register?

There is nothing unique about conveyancing in Chulmleigh registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry communicate with any other parties. As of today approximately 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration occurs after the buyer is living at the property so 'speed' is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

What are my options where I am dissatisfied with the solicitor who handled our conveyancing in Chulmleigh?

Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally things do go wrong. That being said there is recourse where you were dissatisfied with your conveyancing in Chulmleigh. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.