Unfortunately I am unable to travel far from Twickenham. Can you please spell out why all Twickenham conveyancers aren't automatically on all lender panels?

Before the recession most banks displayed an approach to risk which is different from today. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancing practitioners on your panel. As a result, mortgage companies have since requiredmore data from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the lenders set.

I am buying a property mortgage free in Twickenham. I have been residing for the last dozen years in Twickenham. Conveyancing searches are a lot of money. Given that I know the road and vicinity intimately must I have all the conveyancing searches?

In the absence of a mortgage, then the vast majority of the Twickenham conveyancing searches are at your discretion. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of advice. One thing to take into account; if you are going to dispose of the house one day, it could be of interest to your prospective purchaser what the searches determine. Sometimes houses with no practical issues can still throw up unpredicted search results. A competent conveyancing solicitor in Twickenham will provide you some helpful advice in this regard.

What does my ID and proof of funds have anything to do with my conveyancing in Twickenham? Is this really warranted?

In order to comply with Money Laundering Regulations any Twickenham conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing your correct address.

In accordance with Money Laundering Regulations, conveyancers are obliged by law to validate not just the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this will lead to your lawyer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to inform the appropriate authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.

My friend suggested that if I am purchasing in Twickenham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Twickenham conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Twickenham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Twickenham Education with maps and statistics, Local Amenities and other useful data regarding Twickenham.

In sourcing the world wide web for the phrase conveyancing in Twickenham it reveals numerous conveyancerslocally. With so much choice what is the best way to find the right solicitor for the sale of my house?

The preferential way of seeking a suitable conveyancer is via personal recommendation, so seek the counsel of colleagues and family who have acquired a property in Twickenham or the respected estate agent or mortgage broker. Costs for conveyancing in Twickenham differ, so it's advisable to request a minimum of three fee calculations from different law firms. Dont forget to clarify what costs in the quote includes.