In what way does my ID and proof of funds have anything to do with my conveyancing in Bishops Castle? Is this really necessary?

Bishops Castle conveyancing solicitors and indeed property lawyers throughout the UK have an obligation 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 produce two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill no more than three months).

Confirmation of the origin of monies is also necessary in accordance with the money laundering laws as lawyers have a duty to ensure that the money you are using to buy a property (be it the exchange deposit or the full purchase monies where you are buying without a mortgage) has come from an acceptable source (such as employment savings) rather than the proceeds of criminal behaviour.

Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Bishops Castle so that I can attend their offices if required.

Nowadays conveyancing panel lawyers for lenders conduct the vast majority of work via Royal Mail, e-mail or over the phone. This enables them to conduct the legal work for your home move regardless of where you live in England or Wales. However you can check if you have the option of attending the offices of your conveyancing lawyer if just in case this is required.

What is the difference between a licensed conveyancer and conveyancing solicitor in Bishops Castle

Two types of professional can execute conveyancing in Bishops Castle namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that you need to complete the disposal or acquisition of property. Both are duty bound to perform Bishops Castle conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly carried out and that the requisite procedures should be appropriately attended to.

I had a mortgage agreed in principle with . Bishops Castle conveyancing lawyers have been selected. How long does it take for to send the offer to the ?

Some lenders take longer than others. Have conducted the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bishops Castle building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Bishops Castle conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?

Provided that the is on the mortgage company panel, she or he must comply with the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Various internet forums that I have come across warn that are the number one cause of delay in Bishops Castle conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Bishops Castle.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Bishops Castle is where the house is located. Can you shed any light on this issue?

Flying freeholds in Bishops Castle are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bishops Castle you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bishops Castle may ascertain 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.