In what way does my ID and proof of funds have anything to do with my conveyancing in Longhope? Why is this being asked of me?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with before they can accept their conveyancing instruction. The Terms of Engagement that you need to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to hand over ID verification documents, your conveyancer will not be able to take you on as a client.

Have just purchased a probate house at auction in Longhope. Conveyancing is needed. What happens now?

Given that you have now legally committed yourself to purchase you should retain a conveyancing lawyer as a matter of urgency as you will have a tight a fixed date to complete the deal. All auction property will have a bespoke auction pack. This will likely include most,if not all of the paperwork that your lawyer will need. In the case of leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to give this to the conveyancer working for you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.

Please help - my lawyer advises that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Longhope?

The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.

I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Longhope solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on 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 am close to exchanging contracts on the sale of our home in Longhope and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Longhope lawyer would know that there is no such problem. It does beg the question why the purchasers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Longhope. Having lived in Longhope for three years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with 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 life insurance to cover that same sickness)

I'm buying a new build house in Longhope benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not to tell my lawyer about this extras as it could affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to find a lender panel solicitor in Longhope. Could you help me?

Unfortunately it’s not apparent why you need a Longhope panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Longhope are on their panel . If you do find such a firm in Longhope not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site