What does my ID and proof of funds have anything to do with my conveyancing in Bedwas? What am I being asked for?
In order to comply with Money Laundering Regulations any Bedwas conveyancing firm will require proof of identity in all conveyancing matters. This is usually dealt with by provision of a passport and an original bank statement or utility account evidencing where you reside.
In accordance with Money Laundering Regulations, conveyancers are required to investigate 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 may result in your lawyer cancelling their retainer 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 consider that any amounts received by them may contravene the Money Laundering Regulations.
Last month we had a mortgage agreed in principle with Leeds Building Society. Bedwas conveyancing practitioners were instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
There is no definitive answer here. Have Leeds Building Society done the valuation? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am currently in the process of buying my council flat in Bedwas. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being difficult. The Bedwas solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
How does conveyancing in Bedwas differ for new build properties?
Most buyers of new build or newly converted property in Bedwas approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Bedwas typically acquire the land, 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 conveyancers 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 accustomed to new build conveyancing in Bedwas or who has acted in the same development.
How simple is it to change firm as I have to retain a firm on the Accord Mortgages Ltd conveyancing panel. I instructed a local conveyancing solicitor in Bedwas round the corner but she is not accepted by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Bedwas on the Accord Mortgages Ltd panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Bedwas. In making use of search facility on this site, you can scrutinise costs for conveyancing solicitors in Bedwas and beyond.
As co-executor for the estate of my grandmother I am disposing of a house in Newport but reside in Bedwas. My solicitor (approximately 300 kilometers from mehas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Bedwas to witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Bedwas based