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

Gilberdyke conveyancing solicitors as well as nationwide property lawyers accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the ID of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to supply two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).

Proof of the origin of funds is also necessary in compliance with the money laundering laws as conveyancers are duty bound to investigate that the money you are utilising to buy a property (be it the exchange deposit or the total purchase monies where you are buying mortgage free) has originated from a reputable source (such as employment savings) rather than the fruits of illegitimate activity.

The Gilberdyke conveyancing firm that just started acting on my house acquisition in Gilberdyke have suddenly closed. I chose them because I needed a solicitor on the Principality conveyancing panel and my previous Gilberdyke lawyer was not. I paid them funds in advance. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a ground floor flat in Gilberdyke. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Gilberdyke?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be able to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.

Does a directory service exist listing TSB panel solicitors in Gilberdyke on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings available on the web. Where you are in need of a Gilberdyke property lawyer on the TSB please make the most of our facility.

My husband and I have arranged the release of further funds on our home loan from Leeds Building Society as we want to conduct a loft conversion to our house in Gilberdyke. Do we need to select a local Gilberdyke solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?

Leeds Building Society do not ordinarily appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.

My friend advised me that where I am purchasing in Gilberdyke I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard Gilberdyke conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Gilberdyke around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Gilberdyke Education with maps and statistics, Local Amenities and other useful data regarding Gilberdyke.

It has been 3 months since my purchase conveyancing in Gilberdyke took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.