Is the fact that my conveyancer in Geddington is not listed on my bank's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor 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 Geddington conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in Geddington? Is this really necessary?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Geddington. However these days you will not be able to complete any conveyancing transaction in the absence providing proof of your identity. This usually takes the form of a either your passport or driving licence as well as a utility bill. Please note that if you are providing your driving licence as proof of ID it must be both the paper part and photo card part, one is not satisfactory in the absence of the other.
Evidence of the origin of monies is mandated in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your lawyer will need to have this information on record. Your Geddington conveyancing practitioner will require evidence of proof of funds before they are able to accept any funds from you into their client account and they will also ask further questions concerning the source of monies.
My property lawyer in Geddington is not on the Bank of Scotland Approved Panel. Can I still retain my family solicitor notwithstanding that they are not on the Bank of Scotland panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing Geddington solicitors but Bank of Scotland will need to retain a solicitor on their panel. This will result in additional total conveyancing fees and cause frustration.
- Get an alternative lawyer to to deal with the purchase, remembering to check they are Persuade your solicitor to do everything within their powers to join the Bank of Scotland conveyancing panel
Should our lawyer be raising questions regarding flooding during the conveyancing in Geddington.
Flooding is a growing risk for lawyers dealing with homes in Geddington. Some people will buy a house in Geddington, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, but there are a numerous searches that may be carried out by the buyer or by their lawyers which can give them a better appreciation of the risks in Geddington. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to determine whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the vendor, then a buyer may bring a compensation claim stemming from an misleading reply. A purchaser’s lawyers may also commission an environmental report. This will indicate if there is a recorded flood risk. If so, more detailed investigations should be conducted.
Given that I will soon part with hundreds of thousands of pounds on a terraced house in Geddington I would like to talk to a lawyer about mytransaction in advance of instructing the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in Geddington.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Geddington should be the amount on the final invoice that you end up paying.