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

Runcorn 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 with a view to ensure that clients are who they say they are.

Conveyancing clients will need to supply two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement no older than three months).

Proof of the origin of monies is also necessary under the money laundering regulations as solicitors are required to check that the funds you are using to acquire a property (whether it be the deposit for exchange or the full purchase price where you are a cash purchaser) has come from a reputable source (such as employment savings) and is not the fruits of criminal activity.

I have been told that property searches are the primary cause of hinderance in Runcorn house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Runcorn.

Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who dealt with the conveyancing in Runcorn 10 years ago are no longer around. What are my next steps?

These day there are copies made of almost everything, and your conveyancer will be aware exactly where to look for all the appropriate documentation so you can purchase or sell your house without a hitch. Where copies can’t be located, your solicitor can put in place insurance or indemnities against possible claims on the premises.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Runcorn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Runcorn

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

How does one remove a departed person's name from the title register for a house in Runcorn?

If a Runcorn property is co-owned and one of the proprietors dies, their name will not automatically be removed from the title deeds. It is not necessary to amend the title as in the event of a sale you would simply be required to supply proof why the co owner is missing from the contract, such as a grant of probate.

With the aim of making the sale conveyancing more straight forward in the future you may arrange to have the deceased person removed from the title register by submitting an application to the land registry with proof of the death. There is no fee from the Registry for this service.