I can't travel far from Shotton. Please clarify why all Shotton property lawyers aren't included on all lender panels?

A decade ago most banks exhibited an attitude to risk which is different from today. The financial regulator in 2010 conducted a thematic review into mortgage fraud which concluded: know the solicitors on your panel. Consequently, banks have subsequently soughtmore information from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have been removed 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 were never going to satisfy the minimum volume of transactions the mortgage companies set.

In the event thatI were to buy a freehold homein Shotton for cash and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Shotton?

The sole reduction in fees you would achieve is the disbursement for searches. The conveyancing practitioner is required to do the vast majority of work - money laundering, correspond with your vendors property lawyer, SDLT return, register the property etc. A marginal saving might be made by not having to register a charge however it won't be meaningful.

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

Shotton conveyancing solicitors as well as nationwide property practitioners accross the UK have an obligation under money laundering regulations to verify the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to supply two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Bank Statement no more than three months).

Proof of the origin of monies is also necessary under the money laundering laws as conveyancers are obliged to check that the funds you are using to buy a property (whether it be the deposit for exchange or the full purchase monies where you are buying without a mortgage) has come from a reputable source (such as employment savings) rather than the product of criminal behaviour.

Taking into account that I am about to spend £400,000 on a house in Shotton I wish to have a conversation with the lawyer regarding thetransaction prior to appointing the firm. Can this be arranged?

This is something that we recommend - we would be delighted to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your conveyancing in Shotton.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Shotton should be the figure that you are charged.

Is it best to appoint a Shotton conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can conduct the legal formalities but her office is 400miles away.

The primary upside of using a high street Shotton conveyancing firm is that you can drop in to sign paperwork, deliver your identification documents and apply pressure on them if necessary. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were impressed that should outweigh using an unknown Shotton conveyancing solicitor just because they are based in the area.