What does my ID and proof of funds have anything to do with my conveyancing in Trefnant? Why is this being asked of me?
Trefnant 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 produce two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement no more than three months).
Proof of source of funds is also required in accordance with the money laundering regulations as solicitors have a duty to investigate that the money you are utilising to buy a property (be it the exchange deposit or the full purchase price where you are a cash purchaser) has originated from legitimate source (such as an inheritance) as opposed to the proceeds of criminal behaviour.
When looking at mumsnet.com for a conveyancing solicitor in Trefnant, most advise that I must use a CQS accredited lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes through the scheme protocol the standard covers numerous companies who execute conveyancing in Trefnant.
I know that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a house in Trefnant? or Apparently there is a law dating back centuries that means some house owners residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Trefnant?
Unless a previous acquisition of the house completed after 12 October 2013 you may take it that conveyancing practitioners conducting conveyancing in Trefnant to continue to propose a a chancel search and or insurance against a claim.
I am buying my first flat in Trefnant with a mortgage from Nationwide Building Society. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not inform my conveyancer about this deal as it would impact my loan with Nationwide Building Society. 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.
Much to my surprise my property lawyer in Trefnant has informed me that he requires identification documents stating that this forms part of his requirements as a conveyancer on the lender Solicitor panel. Is this right?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Trefnant