I am not in a position to travel far from Feltham. Please spell out why all Feltham lawyers aren't included on all bank panels?
Mortgage Companies ordinarily impose restrictions on either the type or the number of conveyancing firms on their panel. A common example of such criteria being that the practice must have two or more partners. In addition to restricting the type of firm, some lenders made a decision to restrict the size of their panel they permit to act for them. You should note that lenders have no liability for the accuracy of advice given by any Feltham conveyancer on their panel. Mortgage fraud was the primary trigger for the rationalisation of conveyancing panels a few years ago even though there are opposing points of view about the extent of solicitor involvement in some of that fraud. Statistics via the Land Registry reveal that thousands of law practices only carry out one or two conveyances a year. Those advocating conveyancing panel consolidation ask why conveyancing firms should have claim to be listed on a bank panel when clearly conveyancing is not their primary expertise?
My wife and I are buying a newly built flat in Feltham and my solicitor is telling me that she has to the lender to disclose incentives from the builder. I am nearing the developer’s deadline to sign contracts and I have no desire to prolong deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are planning to acquire a property and need a conveyancing solicitor in Feltham who is on the Principality conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Feltham.
My partner has urged me to instruct his conveyancing solicitors in Feltham. Do I take his advice?
No doubt the best way to find a conveyancing practitioner is to have guidance from friends or family who have used the conveyancer that you are contemplating using.
Much to my surprise my conveyancing solicitor in Feltham has requested from me identification documents asserting that this forms part of his requirements as a solicitor on the bank Solicitor panel. Is this right?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Feltham