We are acquiring a brand new flat in Glenfield and my solicitor is telling me that she is duty bound to the mortgage company to reveal incentives from the developer. I am on a tight deadline to exchange and I don't want to prolong the conveyancing. 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 provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

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

Glenfield conveyancing solicitors as well as nationwide property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to supply two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill less than 3 months old).

Evidence of the origin of funds is also required under the money laundering statutes as conveyancers are required to check that the funds you are using to purchase a property (be it the exchange deposit or the full purchase monies if you are a cash purchaser) has originated from legitimate source (such as employment savings) as opposed to the proceeds of criminal behaviour.

Please explain the implications if my lawyer’s firm is removed from the UBS Solicitor panel ahead of completing my conveyancing in Glenfield?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Just bought a detached house in Glenfield , What is the estimated time for the Land Registry to register my proprietorship? My Glenfield conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.

As far as conveyancing in Glenfield is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. As of today approximately three quarters of such applications are fully dealt with within 12 days but some can be subject to extensive delays. Registration is effected once the purchaser has moved in to the premises thus 'speed' is not usually top priority but where there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.

My partner and I soon to exchange on the purchase a property in Glenfield but as a result of wreckage from the recent storms I have agreed compensation from the owner of £3k taking the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process however the bank will not agree to this. Should they have been involved?

Any conveyancer that is on a bank approved list is required to disclose to the bank of any changes to the purchase price. If you did not allow your property lawyer to notify the reduction to your mortgage company then they would need to disinstructing themselves from acting for you and the mortgage company.