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

You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Cumberland. However these days you will not be able to proceed with any conveyancing deal in the absence supplying evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence and a bank statement. Please note that if you are providing your driving licence as proof of ID it must be both the paper element as well as the photo card part, one is not acceptable without the other.

Proof of the source of funds is mandated in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer will need to have this information on file. Your Cumberland conveyancing solicitor will need to see evidence of proof of funds prior to accepting any monies from you into their client account and they may also ask additional questions concerning the source of monies.

We are planning on selling our house in Cumberland and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Cumberland conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Cumberland. Having lived in Cumberland for six years we know of no issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to 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've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Cumberland is where the house is located. Can you shed any light on this issue?

Flying freeholds in Cumberland are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cumberland you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cumberland 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.

I'm remortgaging my current home to a BTL mortgage with Bank of Scotland and intend to use the remaining equity as a deposit on another house. The neighborhood we are talking about is Cumberland. Will your conveyancers be able to act for the two mortgage companies and link together the conveyances?

Do use our comparison tool on this page to be sure that the lawyers are approved by both lenders. Having checked that they are your conveyancer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you lawyer and specify your desired outcome and needs.

I have selected a Cumberland conveyancing solicitor for our home move (FTB’s) and have spotted in the Ts and Cs that they are not covered by the Financial Conduct Authority. Should I be worried or is that the norm with conveyancing practitioner?

We can't see why they should be. Most conveyancing practitioner don't lend money. They should be regulated by the SRA, who dictate strict obligations in relation to funds deposited on client account.