Some advice if I may. My Lambeth lawyer is informing me me that he is legally obliged toconduct Lambeth conveyancing searches becausethe firm are on the HSBCapproved lawyer panel. Is my conveyancer right?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Lambeth conveyancing searches.
What does my ID and proof of funds have anything to do with my conveyancing in Lambeth? Is this really necessary?
To satisfy the Money Laundering Regulations any Lambeth conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account showing where you live.
Under Money Laundering Regulations, property lawyers are obliged by law to ascertain not only the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this may lead to your conveyancer cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to inform the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
I am assisting my mother sell her flat in Lambeth. Does the solicitor order an energy performance certificate or it is for me to coordinate?
Following the demise of HIPs, energy assessments was left as a required element of selling a house. An EPC should be to hand prior to the property being marketed. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Lambeth conveyancing lawyer they may help arrange energy performance certificates given their contacts with reputable Lambeth assessors
Is it correct that all Lambeth CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
A selection of banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Can I be sure that the Lambeth conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Lambeth seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who handled the conveyancing in Lambeth 5 years ago are no longer around. What are my options?
As long as you have a registered title the details of your proprietorship will be recorded by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, identify your house and obtain up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I am buying a new build flat in Lambeth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lambeth
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.