I am hoping to receive a mortgage offer from Santander. I hope to use a Licensed Conveyancer in Meir. Does the Santander Solicitor panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What does my ID and proof of funds have anything to do with my conveyancing in Meir? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Meir. Nowadays you can not proceed with any conveyancing process in the absence providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a council tax bill. Remember if you are providing your driving licence as proof of identification it must be both the paper element as well as the photo card part, one is not sufficient in the absence of the other.
Proof of the origin of monies is necessary in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your lawyer must have this information on record. Your Meir conveyancing solicitor will need to see evidence of proof of funds prior to accepting any money from you into their client account and they should also ask further queries regarding the source of funds.
My wife and I are purchasing a flat in Meir. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to put funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am planning to move home in April. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you put forward a removal company in Meir. Conveyancing solicitor was found before I stumbled across this site.
On the afternoon of completion you can collect the keys from the property agent but this should only be done when the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you choose a residential property solicitor in Meir or a lawyer with expertise in conveyancing in Meir.
My husband and I have arranged a further advance on our mortgage from Lloyds as we wish to conduct improvements to our home in Meir. Are we obliged to choose a local Meir solicitor on the Lloyds conveyancing panel to deal with the legals?
Lloyds don't usually appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Meir is the location of the property. What do you suggest?
Flying freeholds in Meir are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Meir you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Meir may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My brother has urged me to instruct his conveyancing solicitors in Meir. Should I use them?
No doubt the best way to select a conveyancing practitioner is to get guidance from friends or relatives who have actually used the conveyancer that you are are thinking of instructing.