I am in the process of selling my house in Kirkby in Ashfield and the estate agent has just e-mailed to say that the purchasers are changing their conveyancer. The reason given is that the lender will only deal with solicitors on their conveyancing panel. Why would a major mortgage company only deal with specific solicitors rather the firm that they want to select for their conveyancing in Kirkby in Ashfield ?

Banks have always had an approved set of law firms that can act for them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks justify this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

My relative suggested that if I am purchasing in Kirkby in Ashfield I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Kirkby in Ashfield conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Kirkby in Ashfield around the property and the people living there. It incorporates 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 statistics, Kirkby in Ashfield Education with maps and statistics, Local Amenities and other useful data about Kirkby in Ashfield.

About to purchase a new build apartment in Kirkby in Ashfield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Kirkby in Ashfield

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Is there anything unique about your site and alternative web based conveyancing solicitors for conveyancing in Kirkby in Ashfield?

At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Kirkby in Ashfield. As opposed to estate agents and brokerage sites we do not charge firms a commission if you instruct them for your conveyancing in Kirkby in Ashfield

Our solicitor in Kirkby in Ashfield has informed me that he requires ID documents saying that this forms part of his requirements as a conveyancer on the lender Conveyancing panel. Can this be correct?

Anti-terror and anti-money-laundering rules require Kirkby in Ashfield conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements