My wife and I are buying a 1 bedroom apartment in Adlington with a mortgage. We would like to retain our Adlington solicitor, however the bank says she’s not on their "panel". It seems we have little option but to instruct one of the mortgage company panel solicitors or keep our Adlington property lawyer and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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. Another option that might be available is for your Adlington conveyancing solicitor to apply to be on the conveyancing panel.
In what way does my ID and proof of funds have anything to do with my conveyancing in Adlington? Is this really warranted?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Adlington. However these days you can not complete any conveyancing process without first 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 supplying your driving licence as evidence of identification it needs to be both the paper element as well as the photo card part, one is not sufficient in the absence of the other.
Proof of your origin of funds is mandated under Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancing solicitor must retain this information on record. Your Adlington conveyancing solicitor will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they may also ask further questions regarding the origin of monies.
We're in Adlington, FTBs buying with a mortgage (lender is UBS , and our solicitor is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner 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.
Can you point me to a directory of Clydesdale panel solicitors in Adlington on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings visible online. Where you are seeking to appoint a Adlington property lawyer on the Clydesdale please use our facility.
We have agreed to purchase a house in Adlington. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
As your lender is Nationwide your lawyer must follow the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease fails to meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Adlington.
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being pedantic. The Adlington solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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 need to appoint a conveyancing solicitor for sale conveyancing in Adlington. I've stumble across a web site which looks to be the perfect answer If it is possible to get all this stuff done via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?