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

To satisfy the Money Laundering Regulations any Albrighton conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing your correct address.

In accordance with Money Laundering Regulations, property lawyers are duty bound to validate not just the identity of conveyancing clients but also the origin of monies that they receive in respect of any matter. An unwillingness to disclose this will lead to your lawyer cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to inform the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

I am helping my sister sell her property in Albrighton. Will the solicitor arrange an energy performance certificate or should I organise this?

After the demise of HIPs, EPC’s remained a required component of moving house. An EPC should be to hand before the property is put on the market. This is not as aspect of the sale process that lawyers normally arrange. If you are instructing a Albrighton conveyancing practitioner they might be able to arrange energy performance certificates given their contacts with long established Albrighton accredited person

I am currently in the process of buying my council flat in Albrighton. I have a mortgage agreed with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being difficult. The Albrighton solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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 am purchasing a new build house in Albrighton with the aid of help to buy. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my solicitor about this deal as it would put at risk my loan with . Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Albrighton is the location of the property. Can you shed any light on this issue?

Flying freeholds in Albrighton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Albrighton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Albrighton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

What are my options where I am dissatisfied with the who did my conveyancing in Albrighton?

Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally things do go wrong. That being said there is recourse where you were dissatisfied with your conveyancing in Albrighton. This varies from trying to resolve matters directly with them, through to reporting a to their governing body. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.