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

Bedford Hill conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under money laundering regulations to verify the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to disclose two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement no older than three months).

Proof of the origin of funds is also necessary under the money laundering regulations as conveyancers are required to check that the funds you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase amount if you are buying without a mortgage) has originated from legitimate source (such as employment savings) rather than the fruits of criminal activity.

My bid for a property was accepted at auction in Bedford Hill. Conveyancing is necessary. What is next?

Having legally bound yourself to purchase you will need to appoint a conveyancing practitioner quickly as you are facing a fast approaching deadline in which to complete the purchase. Every auction property will have an associated auction set of papers. This will include most,if not all of the paperwork that your solicitor requires. In the case of leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.

I have a mortgage with for my property in Bedford Hill. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval prior to renting your property as this is likely to be a breach of ’s mortgage conditions. It may be that will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. It should not be necessary to do this via a conveyancing panel lawyer.

have agreed my mortgage in principle, my offer on a flat in Bedford Hill has been agreed to, what happens next?

The estate agent will need to know who your solicitors are (ensure that the are on the bank’s approved list). Telephone or the financial adviser and finish off any outstanding paperwork. will appoint a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. will send the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Bedford Hill.

My wife and I are selling our house in Bedford Hill and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Bedford Hill lawyer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Bedford Hill. We have lived in Bedford Hill for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in Bedford Hill I like with open areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Bedford Hill for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

I am looking for a conveyancing practitioner in Bedford Hill for my home move. Is it possible to review a solicitor's record with the profession’s regulator?

One may search for published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.