What does my ID and proof of funds have anything to do with my conveyancing in Mile End? Why is this being asked of me?
It is indeed that case that the requirement set out by your solicitor has nothing to do with conveyancing in Mile End. However these days you can not proceed with any conveyancing transaction in the absence providing evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a utility bill. Remember if you are providing your driving licence as evidence of identification it needs to be both the paper section and photo card part, one is not satisfactory without the other.
Verification of your origin of monies is necessary in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancing solicitor must retain this information on file. Your Mile End conveyancing solicitor will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they may also ask additional questions concerning the source of funds.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Mile End?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My wife and I own a 4 bedroom Georgian house in Mile End. Conveyancing solicitor represented me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mile End and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who conducted the conveyancing.
Is it simple use your search facility to get a fee calculation from a conveyancing practitioner in Mile End on the authorised to act for my lender?
1st choose a bank such as HSBC Bank, Coventry Building Society or Britannia then choose your preferred area such as Mile End. Conveyancing practices in Mile End and beyond will then be shown.
In scouring the world wide web for the phrase conveyancing in Mile End it brings up numerous property lawyersin the area. With so much choice what is the best way to find the right solicitor for me?
The preferential way of choosing the right conveyancer is through a personal referral, so enquire of colleagues and family who have purchased a property in Mile End or a reputable estate agent or financial adviser. Costs for conveyancing in Mile End vary, so it's sensible to obtain a minimum of four costs illustrations from different conveyancers. Be sure to obtain confirmation that the fees are fixed.