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

Beeston conveyancing solicitors as well as nationwide property practitioners accross the UK have a duty under money laundering regulations to check the ID of any client in order to ensure that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill no more than three months).

Proof of source of monies is also necessary in accordance with the money laundering statutes as solicitors are duty bound to check that the funds you are using to purchase a property (whether it be the deposit for exchange or the total purchase price where you are buying mortgage free) has come from a reputable source (such as employment savings) and is not the product of illegitimate activity.

I recently had an offer agreed on an apartment in Beeston. My financial adviser suggested a property lawyer. I paid an upfront payment of £175. A few days later, the lawyer called me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

About to purchase house in Beeston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Beeston conveyancer is on the TSB conveyancing panel.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Beeston solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Beeston postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Beeston.

I require expedited conveyancing in Beeston as I am under a deadline to exchange contracts in less than one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a cash purchaser you are at free not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Beeston the following are instances of what can crop up and therefore affect market value: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

The estate agent has sent us the confirmation of our purchase of a new build apartment in Beeston. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Beeston

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I opted to have a survey done on a house in Beeston in advance of appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks may not issue a mortgage on such a property.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Beeston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beeston to see if the conveyancing costs will increase in light of this.