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

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

In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to investigate not just the identity of conveyancing clients but also the source of monies that they receive in respect of any matter. Refusal to disclose this will lead to your solicitor ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to make a disclosure to the appropriate authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.

My wife and I purchasing a terrace house in Deeside. The intention is to convert the garage to a playroom at the property.Will the conveyancing process include enquiries to determine if these works are permitted?

Your property lawyer will check the deeds as conveyancing in Deeside can on occasion identify restrictions in the title deeds which restrict certain changes or require the consent of a 3rd party. Many works call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

How can we know in advance if a Deeside conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Deeside getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.

I am selling my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being problematic. The Deeside solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a residence in Deeside? or Apparently there is a law dating back centuries that means some owners of property living in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Deeside?

Unless a previous purchase of the house took place after 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Deeside to remain encouraging a chancel search and or insurance against a claim.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Deeside?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Deeside. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

We are midway through purchasing a residence in Deeside. Conveyancing lawyer has told us the property is "Leasehold". Does this adversely affect our lender’s valuation?

Deeside conveyancing does not ordinarily involve leasehold houses. The crucial consideration here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the marketability significantly.

At the other end of the spectrum, if it's, say, fifty five years it is bound to have a adverse effect on the saleability, and probably wouldn't be acceptable to the lender. The length of lease and ground rent will be set out in the lease provided to your solicitor.