Am I correct in assuming that the fact that my solicitor in Kidlington is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Kidlington conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in Kidlington? Why is this being asked of me?
Kidlington conveyancing solicitors as well as nationwide property practitioners accross the UK have an obligation under money laundering regulations to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to produce two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill no more than three months).
Evidence of source of monies is also necessary in compliance with the money laundering statutes as solicitors are mandated to ensure that the money you are utilising to buy a property (be it the exchange deposit or the total purchase amount if you are buying mortgage free) has come from legitimate source (such as an inheritance) rather than the product of criminal behaviour.
I just bought a property at auction in Kidlington. Conveyancing is required. What happens now?
Given that you have now for in every practical sense signed on the dotted line you should hire the services of a conveyancing solicitor soon as you now have a fast approaching deadline in which to complete the conveyancing. An auction property should have a corresponding auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must give this to the conveyancer working for you as soon as possible. Do make sure that you have funds organised to complete on the date specified in the contract.
Is it the case that all Kidlington solicitor practices on the Aldermore conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be overseen by the SRA. Some lenders do list licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
I am selling my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Kidlington solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Taking into account that I am about to part with over three hundred thousand on 3 bedroom house in Kidlington I would like to talk to a conveyancer about myconveyancing ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your conveyancing in Kidlington.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Kidlington should be the amount on the final invoice that you end up paying.
Been looking for a conveyancer for freehold sale conveyancing in Kidlington. I'm selling, uncomplicated no mortgage to redeem, no rush, no onward chain. Got an estimate from a lawyer for £1000 plus VAT which is a tad high given that its so straightforward. Can I pay less for conveyancing in Kidlington?
As it’s a sale only, £500 + VAT should be about the cheapest for sale conveyancing in Kidlington.