What does my ID and proof of funds have anything to do with my conveyancing in Rossendale? Is this really warranted?
To satisfy the Money Laundering Regulations any Rossendale conveyancing firm will require proof of identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.
In accordance with Money Laundering Regulations, conveyancers are obliged by law to investigate not simply the ID of conveyancing clients but also the source of monies that they receive in respect of any matter. An unwillingness to disclose this will lead to your conveyancer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to inform the appropriate authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Aldermore Conveyancing panel ahead of completing my conveyancing in Rossendale?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My wife and I have a 4 bedroom Edwardian property in Rossendale. Conveyancing solicitor represented me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. Is it worth asking Aldermore to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rossendale and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing lawyer who completed the work.
My husband and I are four weeks into a freehold purchase having been directed to solicitors by the high street agent to carry out the conveyancing in Rossendale. I am am extremely dissatisfied with the quality of service. Could you help me find new lawyers?
A conveyancer would have to be really bad in order to consider changing them. Has your loan offer been issued? If so you will need to make them aware of the new contact details and get the mortgage documents are re-sent. Your solicitor ideally should be on the banks panel to avoid escalating costs and delays. So that should be your first question of the new lawyers. Our search tool can help you find a lender approved solicitor for your home move in Rossendale
Partway through the sale of a leasehold flat in Rossendale. Conveyancing is fine but we have been asked to pay an extortionate amount from the landlord. So far we have issued a cheque for £250 for a leasehold management information and then another £134.40 for additional questions supplied by the buyers property lawyer.
You will not have any say over the extent of the fee for this information but the typical costs for the information for Rossendale leasehold premises is £355. For Rossendale conveyancing transactions it is usual for the owner to cover the costs. The landlord or their agents are under no legal obligation to address such questions although many will agree to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no statute that requires capped fees for administrative tasks. Neither is there any legal time frame by which they are duty bound to issue answers.