The Watford conveyancing firm handling our Watford conveyancing has uncovered a discrepancy between the assumptions in the home valuation report and what is revealed within the title deeds. My lawyer says that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance legitimate?

Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

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

You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Watford. Nowadays you can not complete any conveyancing process without first handing over evidence of your identity. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are supplying your driving licence as evidence of identification it needs to be both the paper element and photo card part, one is not satisfactory without the other.

Evidence of your source of monies is necessary in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer must have this information on file. Your Watford conveyancing practitioner will require evidence of proof of funds prior to accepting any money from you into their client account and they may also ask further questions regarding the origin of funds.

I just acquired a property at auction in Watford. Conveyancing is needed. What is next?

Given that you are now for in every practical sense signed on the dotted line you now have to choose a conveyancing practitioner quickly as you now have a tight a drop dead date to complete the purchase. All auction property should have a bespoke legal pack. This will include evidence of title and search results. Where you are dealing with leasehold premises the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should give this to the conveyancer working for you at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

We are getting a further advance on our mortgage from Santander as we intend to conduct alterations to our house in Watford. Are we obliged to select a local Watford solicitor on the Santander conveyancing panel to deal with the legals?

Santander would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Watford is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.

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

Various online forums that I have visited warn that are the primary reason for delay in Watford house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Watford.

I have justdiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Watford for a purchase of a freehold house 18 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Watford conveyancing specialists.