Am I correct in assuming that the fact that my conveyancer in Saltash is not on my lender's conveyancing 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 reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 contact the Saltash conveyancing practice and enquire why they are no longer on the approved list for your bank.
In what way does my ID and proof of funds have anything to do with my conveyancing in Saltash? Is this really warranted?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with before they can accept their conveyancing retainer. The Terms and Conditions that you need to sign should reaffirm this. Your lender will also require certain documents to be viewed. If you are unwilling to provide identification documents, your solicitor would not be able to act for you.
How can we know in advance if a Saltash conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Saltash getting 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 recommend that you speak with the lawyer carrying out your transaction.
We were going to get a DIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Saltash solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Saltash solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I am currently in the process of buying my council flat in Saltash. I have a mortgage agreed with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
My step-father has encouraged me to appoint his conveyancing solicitors in Saltash. Should I choose my own property lawyer?
There are no two ways about it the ideal way to find a conveyancing lawyer is to seek referrals from friends or family who have previously instructed the solicitor that you are are thinking of instructing.
What is the reason for new build conveyancing in Saltash being more expensive?
Acquiring a brand new premises is completely different from the normal house purchase conveyancing in Saltash. Firstly developers ordinarily insist contracts to exchange within a tight deadline, so there is a a great deal of pressure on your lawyer to ensure all is in order. In addition new build properties often necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more demanding. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.