I am progressing with the sale of my ground floor flat in Kings Lynn and the EA has just e-mailed to say that the purchasers are switching property lawyer. I am told that this is due to the fact that the lender will only work with property lawyers on their approved list. On what basis would a leading mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Kings Lynn ?

Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been stiffened 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 claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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. The purchasers are unlikely to have any sway in the decision.

What does my ID and proof of funds have anything to do with my conveyancing in Kings Lynn? Why is this being asked of me?

It is indeed that case that these requests have nothing to do with conveyancing in Kings Lynn. Nowadays you will not be able to proceed with any conveyancing deal without first submitting proof of your identity. This usually takes the form of a either your passport or driving licence as well as a bank statement. Please note that if you are providing your driving licence as proof of ID it needs to be both the paper part and photo card part, one is not sufficient in the absence of the other.

Evidence of the source of monies is mandated in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer must retain this information on record. Your Kings Lynn conveyancing practitioner will require evidence of proof of funds before they are able to accept any money from you into their client account and they will also ask additional questions regarding the origin of monies.

What does a local search tell me concerning the property my wife and I purchasing in Kings Lynn?

Kings Lynn conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search plays a central part in many a Kings Lynn conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable to the premises (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 subject areas.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £300,000 flat in Kings Lynn next Thursday. The landlords agents has quoted £300 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Kings Lynn?

Kings Lynn conveyancing on leasehold apartments normally requires the purchaser’s lawyer submitting enquiries for the landlord to address. Although the landlord is not legally bound to address these enquiries the majority will be willing to assist. They are entitled to invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The management information fee demanded by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration charges, without which the charge is not strictly payable. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to complete the sale of your home.

Leasehold Conveyancing in Kings Lynn - Sample of Questions you should ask Prior to buying

How long is the Lease? Is there a share of the freehold? The majority of Kings Lynn leasehold properties will have a service bill for maintenance of the block levied on behalf of the management company. If you buy the apartment you will have to meet this amount, normally in instalments throughout the year. This could vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met yearly, this is usually not a large sum, say around £50-£100 but you need to enquire it because occasionally it could be many hundreds of pounds.

I am buying a maisonette and cash is in place. My lawyer has been given with two separate forms of photo identification, bank statement, endless utility bills. Now he needs a copy from a probate lawyer acknowledging that the money is legitimate and that it has come from inheritance and not via illegitimate means.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Kings Lynn conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.