In what way does my ID and proof of funds have anything to do with my conveyancing in North Wembley? What am I being asked for?

North Wembley conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity 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 identity (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement no more than three months).

Confirmation of source of funds is also required in accordance with the money laundering statutes as solicitors are mandated to investigate that the money you are using to acquire a property (whether it be the deposit for exchange or the total purchase monies where you are buying mortgage free) has originated from an acceptable source (such as an inheritance) rather than the proceeds of illegitimate activity.

We are planning to purchase with Darlington Building Society. We have called around locally yet am struggling to find a North Wembley conveyancing firm on the Darlington Building Society panel. Can you assist?

Please do make use of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type North Wembley or your preferred area and you will see numerous conveyancers located in North Wembley or nearest you.

Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in North Wembley. Do I collect the keys to the premises on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in North Wembley?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be invited to collect the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

Is it correct that all North Wembley CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved solicitors?

It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I was told three weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in North Wembley is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm buying a new build house in North Wembley with a mortgage from Bank of Scotland. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my lawyer about the deal as it may affect my loan with the bank. Is this normal?.

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 decided to have a survey completed on a house in North Wembley prior to appointing solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on a flying freehold property.

It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in North Wembley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in North Wembley to see if the conveyancing costs will increase in light of this.