I am not in a position to travel far from Coniston. Please spell out why all Coniston solicitors are not on all lender panels?

Mortgage Companies tend to restrict either the nature or the number of conveyancing firms on their panel. A common example of such restriction(s) being that the organisation needs to have at least two partners. In addition to restricting the type of firm, some lenders decided to limit the number of practices they permit to act for them. You should note that mortgage companies have no accountability for the accuracy of conveyancing given by any Coniston lawyer on their panel. Mortgage fraud was the main trigger for the culling of solicitor panels in the last decade even though there are contrary views concerning whether solicitors sat at the center of that fraud. Data published by HMLR indicates that thousands of law organisations only carry out less than three conveyances annually. Those advocating conveyancing panel consolidation question why conveyancing firms should have any entitlement to remain on a lender 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 Coniston? What am I being asked for?

In order to comply with Money Laundering Regulations any Coniston conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing your correct address.

In accordance with Money Laundering Regulations, conveyancing solicitors are required to investigate not just the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this may result in your lawyer terminating their relationship 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 make a disclosure to the appropriate authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.

Can I be sure that the Coniston conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Coniston getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.

We have a mortgage agreed in principle with Santander. Coniston conveyancing solicitors were chosen. How long does it take for Santander to send the offer to the lawyer?

There is no definitive answer here. Have Santander done the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

After much negotiation I have agreed a price on a house in Coniston. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Coniston is the location of the property. Can you offer any assistance?

Flying freeholds in Coniston are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Coniston you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coniston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

What does commercial conveyancing in Coniston cover?

Coniston conveyancing for business premises covers a broad range of services, provided by regulated solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.