What does my ID and proof of funds have anything to do with my conveyancing in Llangollen? What am I being asked for?

You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Llangollen. However these days you can not complete any conveyancing process without first supplying proof of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Please note that if you are supplying your driving licence as evidence of ID it must be both the paper part and photo card part, one is not satisfactory without the other.

Proof of the source of funds is necessary in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your conveyancing solicitor will need to retain this information on record. Your Llangollen conveyancing lawyer will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask additional queries concerning the source of funds.

What is the best way to investigate if the solicitor carrying out my conveyancing in Llangollen is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus paying £192.00 in another set of legal charges.

Feel free to take advantage of the search tool on this web page. Pick the mortgage company and type ‘Llangollen’ or your preferred area and you will discover numerous conveyancers located in Llangollen or nearest you.

I am due to move home in June. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Llangollen. Conveyancing firm was organised prior to coming across this site.

On the afternoon of completion you will need to pick up the keys from your estate agent but this can only be done once the previous owners solicitors inform the agent that the monies to complete are in and the keys can be handed over. After that you can inform the removal company that you are ready to move in. We do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Llangollen or a lawyer with expertise in conveyancing in Llangollen.

We are getting the release of further funds on our home loan from HSBC as we wish to carry out renovations to our house in Llangollen. Are we obliged to appoint a high street Llangollen solicitor on the HSBC conveyancing panel to deal with the legals?

HSBC would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

I had an offer accepted on a property in Llangollen on 11/3/2024, valuation was booked five days later, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who handled the conveyancing in Llangollen 10 years ago have long since closed. What do I do?

As long as the title is registered the information relating to your ownership will be held by HMLR under a Title Number. It is possible to perform a search at the Land Registry, find your property and get current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

How does conveyancing in Llangollen differ for new build properties?

Most buyers of new build property in Llangollen contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Llangollen typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Llangollen or who has acted in the same development.