Am I correct in assuming that the fact that my solicitor in Frimley is not on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
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 indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 simply call the Frimley conveyancing practice and ask them why they are no longer on the approved list for your lender.
What does my ID and proof of funds have anything to do with my conveyancing in Frimley? Is this really warranted?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with before they can accept their conveyancing business. The Terms of Engagement that you need to sign will no doubt reaffirm this. Your lender will also require certain documents to be viewed. Where you refuse to supply ID verification documents, your conveyancer will not be able to take you on as a client.
My partner and I are selling our property in Frimley and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Frimley lawyer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Frimley. Having lived in Frimley for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
My partner has recommend that I use his conveyancers in Frimley. Should I choose my own property lawyer?
No doubt it’s preferable to select a conveyancing practitioner is to get feedback from friends or family who have actually used the solicitor you're are thinking of instructing.
I am expecting to exchange on the purchase a house in Frimley but as a consequence of wreckage from the recent storms I have agreed reparation from the vendor of £2k in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process yet the lender will not permit this. Should they have been notified?
Your property lawyer that is on the mortgage company approved list is obliged to disclose to the lender of any variations to the sale figure. In the event that you did not allow your lawyer to notify the reduction to your bank then they would have no choice but to refrain from representing you and the lender.