In what way does my ID and proof of funds have anything to do with my conveyancing in St Albans? Why is this being asked of me?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in St Albans. However these days you can not complete any conveyancing transaction in the absence supplying proof of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Remember if you are providing your driving licence as proof of identification it needs to be both the paper part as well as the photo card part, one is not satisfactory without the other.
Proof of the source of funds is mandated in accordance with the Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancing solicitor will need to retain this information on record. Your St Albans conveyancing lawyer will need to see evidence of proof of funds prior to accepting any money from you into their client account and they may also ask additional questions concerning the source of funds.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in St Albans? or I am told that there is a law dating back centuries that means some house owners residing in a parish church boundary may be liable to pay for maintenance to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in St Albans?
Unless a previous acquisition of the premises took place post 12 October 2013 you could assume that lawyers carrying out conveyancing in St Albans to remain encouraging a chancel search and or chancel repair liability policy.
I decided to have a survey done on a property in St Albans before appointing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks will refuse to issue a mortgage on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Albans. Conveyancing will be smoother if you use a solicitor in St Albans especially if they are accustomed to such properties in St Albans.
We are 14 days into a freehold purchase having been directed to conveyancers by the estate agent to do our conveyancing in St Albans. I am not happy. Could you help me find new lawyers?
They would have to be very poor in order to consider replacing them. Has the mortgage been generated? If so you must inform them of the new contact details and get the loan are re-issued. The solicitor ideally needs to be on the banks approved list to avoid supplemental fees and complications. That should be your starting point. The search tool should assist you in finding a bank approved solicitor for your conveyancing in St Albans
My solicitors in St Albans have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.