Me and my fiance are buying a 2 bedroom apartment in Blagdon with a mortgage. We have a Blagdon solicitor, but the lender says she’s not on their "panel". It appears that we have no option but to select one of the bank panel firms or retain our Blagdon solicitor as well as pay for one of their panel lawyers to represent them. This seems very unfair; can we not require that the lender use our Blagdon conveyancer ?
No, not really. Your mortgage offer 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 Blagdon conveyancing lawyer 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 Blagdon? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Blagdon 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 bill showing where you reside.
Under Money Laundering Regulations, conveyancing solicitors are duty bound to ascertain not only the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this may result in your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to notify the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
How do I discover of the solicitor carrying out my conveyancing in Blagdon is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus spending £175.00 in additional legal charges.
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type ‘Blagdon’ or your preferred area and you will discover a number of lawyer based in Blagdon or near you.
What will a local search inform me about the property we're buying in Blagdon?
Blagdon conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance PSG The local search plays an important part in many a Blagdon conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
The deeds to my house can not be found. The solicitors who dealt with the conveyancing in Blagdon 5 years ago have long since closed. What are my options?
These day there are duplicates made of almost everything, and your solicitor should know precisely where to locate all the appropriate documentation so you may buy or dispose of your house without a hitch. Where copies are not available, your solicitor may be able to put in place insurance or indemnities against possible claims on your premises.