Our lawyer has identified a defect with the lease for the property we are buying in Fir Vale and Wadsley Bridge. The other side have suggested title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must be satisfied that the mortgage company is willing to move forward with this solution. Are we the client or is the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

What does my ID and proof of funds have anything to do with my conveyancing in Fir Vale and Wadsley Bridge? What am I being asked for?

Fir Vale and Wadsley Bridge conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the identity of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).

Proof of source of monies is also required in accordance with the money laundering regulations as solicitors are required to investigate that the funds you are using to purchase a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has originated from a reputable source (such as an inheritance) and is not the fruits of criminal behaviour.

In researching consumer advice sites for a recommended solicitor in Fir Vale and Wadsley Bridge, most say that I should instruct a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Fir Vale and Wadsley Bridge is one of the many areas of the UK where there are Accredited solicitors.

What can a local search inform me regarding the property my wife and I purchasing in Fir Vale and Wadsley Bridge?

Fir Vale and Wadsley Bridge conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Fir Vale and Wadsley Bridge conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I am 18 days into a freehold purchase having been recommend to conveyancers by the local agent to execute conveyancing in Fir Vale and Wadsley Bridge. I am not happy. Can you you assist me in finding new lawyers?

A lawyer would need to be very poor in order to consider replacing them. Has the loan offer been generated? In the event that it has you need to advise them of the new lawyer and ensure the mortgage documents are issued to the new lawyers. The conveyancer needs to be on the lenders approved list to avoid added costs and complications. That should be your starting point. The find a solicitor tool will assist you in finding a bank approved solicitor for your conveyancing in Fir Vale and Wadsley Bridge