Am I correct in assuming that the fact that my conveyancer in Werrington is not on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should contact the Werrington conveyancing firm and enquire why they are no longer on the approved list for your bank.

In what way does my ID and proof of funds have anything to do with my conveyancing in Werrington? Is this really necessary?

Werrington conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to provide two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement less than 3 months old).

Evidence of the origin of funds is also required in compliance with the money laundering regulations as conveyancers have a duty to check that the funds you are utilising to acquire a property (whether it be the deposit for exchange or the total purchase amount if you are a cash purchaser) has come from an acceptable source (such as employment savings) as opposed to the product of criminal behaviour.

We are buying a 3 bedroom apartment in Werrington with a homeloan from Leeds Building Society.We would like to retain our Werrington conveyancing practitioner but Leeds Building Society advised that he's not listed on their approved list of firms. we are left little option but to use a Leeds Building Society panel lawyer or retain our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The home loan issued to you is subject to its various provisions, one of which will be that conveyancers will be on the Leeds Building Society solicitor panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Leeds Building Society

What can a local search reveal concerning the property I am buying in Werrington?

Werrington conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every Werrington conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

How simple is it to change conveyancer as I need to instruct a firm on the Godiva Mortgages Ltd conveyancing panel. I hired a family conveyancing solicitor in Werrington round the corner but he is not approved by Godiva Mortgages Ltd

We will our best to assist in finding you a conveyancing solicitor in Werrington on the Godiva Mortgages Ltd panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Werrington. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Werrington.