Unfortunately I am unable to travel far from Desford. I would like to know the understand why all Desford lawyers are not on all bank panels?

A decade ago most mortgage companies displayed an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into fraud which concluded: know the conveyancers on your panel. As a result, banks have subsequently soughtmore information from law firms concerning their processes and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of amount of transactions the lenders required.

What does my ID and proof of funds have anything to do with my conveyancing in Desford? What am I being asked for?

You are right in these requests have nothing to do with conveyancing in Desford. Nowadays you will not be able to complete any conveyancing transaction if you have not providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a council tax bill. Please note that if you are supplying your driving licence as evidence of ID it must be both the paper section and photo card part, one is not satisfactory without the other.

Proof of the origin of monies is required under Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer will need to have this information on file. Your Desford conveyancing solicitor will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask further queries regarding the source of funds.

I am assisting my sister sell her flat in Desford. Will the solicitor commission the energy assessment or do I organise this?

After the demise of HIPs, EPC’s was kept a required element of selling a house. An energy assessment needs to be commissioned before the property is placed on the market. This is not as aspect of the sale process that solicitors normally organise. Where you are instructing a Desford conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with long established local energy assessors

When it comes to lenders such as Aldermore, do Desford lawyers face a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I am currently in the process of buying my council flat in Desford. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

Have purchased a a terraced house in Desford , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Desford conveyancing solicitor works at snail pace, so I want to be certain the registration is dealt with.

There is nothing unique when it comes to conveyancing in Desford registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry communicate with any interested parties. As of today approximately three quarters of submission are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration occurs once the new owner has moved in to the premises therefore registration formalities is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor could contact the land registry and explain the circumstances.

I have recently placed an offer on a leasehold flat in Desford and the mortgage adviser that we are using recommended his conveyancing practitioner. He quoted £800 excluding VAT and disbursements. Does this sound like a good deal?

Don't just go on 1 quote. You should seek like-for-like quotes for your conveyancing in Desford. Then pick one that you trust and just as important, is on the approved panel of the mortgage company that you are sourcing your mortgage from.