Is the fact that my conveyancer in Colne is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Colne conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
What does my ID and proof of funds have anything to do with my conveyancing in Colne? Is this really warranted?
Colne conveyancing solicitors and indeed property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).
Evidence of source of monies is also necessary in accordance with the money laundering regulations as solicitors have a duty to check that the monies you are utilising to acquire a property (be it the exchange deposit or the total purchase monies where you are buying mortgage free) has originated from a reputable source (such as employment savings) as opposed to the fruits of illegitimate activity.
My aunt passed away six months ago and as sole heir and executor I was left the property in Colne. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then UBS will insist on your using a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
The deeds to our property are lost. The lawyers who did the conveyancing in Colne 4 years ago no longer exist. What are my next steps?
Gone are the days when you need to hold title original deeds to evidence that you own the land or premises, as the Land Registry have everything they need in a digital format.
Me and my partner are purchasing a leasehold property in Colne. Conveyancing quotes are averaging around £two thousand. Is that reasonable?
The average cost last year for conveyancing in Colne was £1,500 excluding Stamp Duty and HM Land Registry fees.