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

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

In accordance with Money Laundering Regulations, conveyancers are required to investigate not just the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers are duty bound to inform the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

We decided to purchase a newly converted apartment in Fulwood with a homeloan from Leeds Building Society.We have a Fulwood conveyancing practitioner but Leeds Building Society advised that her practice is not on their approved list of firms. we are left little option but to use a Leeds Building Society panel solicitor or retain our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that lawyers needs to be on the Leeds Building Society solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Leeds Building Society

I am the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Fulwood. The Fulwood property was put into my name in March. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the property in March. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some lenders would take a sensible view as this obligation principally exists to capture the purchase and immediately sell or the quick reselling of properties.

Is it the case that all Fulwood solicitor practices on the Bank of Ireland conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

I am currently in the process of buying my council flat in Fulwood. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

My father has recommend that I appoint his conveyancers in Fulwood. Should I choose my own solicitor?

There are no two ways about it it’s preferable to select a conveyancing lawyer is to have guidance from friends or relatives who have previously instructed the solicitor you're contemplating using.

My boyfriend is buying a leasehold flat in Fulwood. He has received an estimate by the conveyancer connected to the estate agents and it came to £1300 . It was eight years ago I sold and purchased a property and the fee was £600. Have costs really gone up that much?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Fulwood searches, land registry fees, etc)