My mortgage broker has asked me for my Warlingham solicitor’s panel reference for the HSBC conveyancing panel. How do I find this out. I have called my local Warlingham office but they have not responded to me.
You are best placed to get this information from your Warlingham conveyancer . They retain a central record lender panel numbers.
What does my ID and proof of funds have anything to do with my conveyancing in Warlingham? Is this really necessary?
To satisfy the Money Laundering Regulations any Warlingham conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing your correct address.
Under Money Laundering Regulations, conveyancing solicitors are required to ascertain not just the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this may result in your solicitor cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to inform the appropriate authorities should they consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
We intend to purchase a 1 bedroom flat in Warlingham with a loan from Barclays .We have a Warlingham conveyancing solicitor but Barclays advised that her practice is not listed on their approved list of firms. We have to appoint a Barclays panel solicitor or keep our preferred solicitor and pay for a Barclays panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Barclays use our lawyer?
No, not really. The loan offered to you is subject to its various provisions, a common one being that conveyancers must be on the Barclays solicitor panel. Until recently, most mortgage companies had large numbers of solicitors 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays
We are purchasing a property in Warlingham. I might seem paranoid but how we can trust a solicitor? At some point we will need to deposit funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my sister sell her house in Warlingham. Does the conveyancing solicitor arrange the energy assessment or it is for the seller to see to?
Following the demise of Home Packs, EPC’s was maintained a compulsory element of moving property. An EPC should be commissioned before the property is marketed. This is not as aspect of the sale process that law firms ordinarily arrange. Where you are instructing a Warlingham conveyancing lawyer they may help arrange energy assessments due to their relationships with long established Warlingham accredited person
We are getting a further advance on our mortgage from Kent Reliance as we want to conduct alterations to our property in Warlingham. Are we obliged to appoint a bricks and mortar Warlingham solicitor on the Kent Reliance conveyancing panel to handle the paperwork?
Kent Reliance would not normally require 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 Kent Reliance list.
How does conveyancing in Warlingham differ for newly converted properties?
Most buyers of new build premises in Warlingham approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Warlingham tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Warlingham or who has acted in the same development.