Unfortunately I am unable to travel far from Bristol. I would like to know the reason why all Bristol lawyers aren't included on all bank panels?
Banks normally impose restrictions on either the nature or volume of conveyancing practices on their panel. Frequent examples of such restriction(s) being that the practice is required to have at least two partners. As well as restricting the type of firm, some lenders made a decision to reduce the size of their panel they allow to act for them. It is worth noting that mortgage companies have no accountability for the accuracy of advice provided by any Bristol property lawyer on their approved list. Property fraud was the key driver in the culling of conveyancing panels a few years ago even though there are differing opinions concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of conveyancing organisations only conduct a couple of conveyances annually. Those advocating conveyancing panel pruning ask why law firms should have any entitlement to be on a bank panel when it is evident that property law is not their primary expertise?
What does my ID and proof of funds have anything to do with my conveyancing in Bristol? Is this really necessary?
In order to comply with Money Laundering Regulations any Bristol conveyancing firm will require evidence of your identity in all conveyancing matters. This is usually satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.
In accordance with Money Laundering Regulations, conveyancers are obliged by law to ascertain not only the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this may lead to your lawyer terminating their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to inform the appropriate authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
I used Stirling Law a few years past for my conveyancing in Bristol. Now, I need the documents but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bristol of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a house in Bristol before appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies will refuse to grant a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bristol. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I better off to appoint a Bristol conveyancing practitioner based in the area that I am hoping to buy? I have an old university friend who can carry out the legal formalities but they are based approximately 350kilometers drive away.
The primary upside of using a high street Bristol conveyancing practice is that you can attend the office to execute documents, deliver your ID and apply pressure on them if necessary. They will also have local intelligence which is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and the majority were impressed that should trump using an unfamiliar Bristol conveyancing lawyer solely due to them being Bristol based.