Is the fact that my conveyancer in Kidlington is not on my bank's solicitor panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Kidlington conveyancing firm and ask them why they are no longer on the approved list for your bank.
Are you able to recommend a Halifax accepted Kidlington conveyancing lawyer who can have us moved in within under 3 weeks? Would it be better to use a local Kidlington conveyancer or a national comparison site?
We would be happy to suggest some excellent Kidlington conveyancing firms. You can also walk up the high street in Kidlington. Go in to some well established law practices and request to speak with a conveyancing solicitor for a costs illustration. Mention your deadline together with the reasons and get an assurance on speed. Choose the one that appears most efficient.
What does my ID and proof of funds have anything to do with my conveyancing in Kidlington? What am I being asked for?
Kidlington conveyancing solicitors and indeed property practitioners throughout the UK have a duty under money laundering regulations to check the ID of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement no older than three months).
Evidence of source of monies is also necessary under the money laundering regulations as lawyers are duty bound to ensure that the money you are using to buy a property (be it the exchange deposit or the total purchase monies if you are a cash purchaser) has come from legitimate source (such as an inheritance) rather than the proceeds of criminal behaviour.
When it comes to mortgage companies such as RBS, do Kidlington property lawyers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
After months of negotiation I have agreed a price on a house in Kidlington. My mortgage broker suggested a property lawyer. I paid an advanced payment of £200. Shortly after, the lawyer contacted me to say that they were not on the TSB 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 TSB 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 digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Kidlington solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Kidlington surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What can a local search inform me concerning the property my wife and I purchasing in Kidlington?
Kidlington conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search is essential in every Kidlington conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.