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

In order to comply with Money Laundering Regulations any Bromborough conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing your correct address.

In accordance with Money Laundering Regulations, conveyancing solicitors are duty bound to validate not just the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may result in your solicitor 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.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Bromborough?

There are two types of lawyers who can do conveyancing in Bromborough namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the sale or acquisition of property. Both are duty bound to conduct Bromborough conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly carried out and that all requirements and procedures will be accurately taken.

I recently had an offer accepted on a house in Bromborough. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £150. A couple of days later, the lawyer called me embarrassingly acknowledging that they were not on the RBS 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 RBS 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.

I am selling my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Bromborough solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 purchased a terraced Georgian house in Bromborough. Conveyancing solicitor represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bromborough and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing lawyer who carried out the work.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Bromborough is the location of the property. What do you suggest?

Flying freeholds in Bromborough are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bromborough you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bromborough 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.

Is it true that a Bromborough conveyancing solicitor has court proceedings brought against them by clients for not carrying out the right conveyancing searches?

Our attention has not be brought to such a Bromborough conveyancing matter but it has been reported that, a couple acquiring a property elsewhere in England successfully sued their conveyancer as a consequence of development permission to build a wind farm failing to be picked up in conveyancing searches.

Where you are thinking of buying a home in Bromborough It is important that your solicitor conduct all Bromborough conveyancing searches necessary making sure that you have accurate and up to date information ahead of purchasing a property.