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

In order to comply with Money Laundering Regulations any Putney conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing where you reside.

In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to validate not only the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. Refusal to disclose this may result in your conveyancer 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 consider that any monies received by them may contravene the Money Laundering Regulations.

Me and my partner are purchasing a house in Putney. I might seem paranoid but how we can trust a lawyer? At some point we will need to send funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Can you point me to a directory of panel solicitors in Putney on the Building Society Association’s Website?

No. There is no such tool on the CML or Building Society Association sites. Very few mortgage companies make their panel listings viewable over the internet. Where you are in need of a Putney on the please make the most of our tool.

I am selling my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being a right pain. The Putney solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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.

My friend advised me that where I am buying in Putney I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Putney conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Putney around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Putney Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Putney.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Putney?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Putney. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Putney is where the house is located. What do you suggest?

Flying freeholds in Putney are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Putney you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Putney may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.