In what way does my ID and proof of funds have anything to do with my conveyancing in Tregaron? What am I being asked for?

To satisfy the Money Laundering Regulations any Tregaron 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 your correct address.

Under Money Laundering Regulations, conveyancers are duty bound to ascertain 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 lead to your solicitor cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers are duty bound to make a disclosure to the appropriate authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

I have been referred to a conveyancing solicitor in Tregaron. I I would like to check whether they are on the Virgin Money conveyancing panel. Could you or the lender confirm if they are on the panel?

You should phone the conveyancer and enquire if they are on the lender panel. Otherwise you should get in touch with Virgin Money who may be able to assist.

The mortgage over my property is with UBS for my property in Tregaron. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?

You must advise UBS prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel lawyer.

Completion of my remortgage has taken place for my property in Tregaron. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Skipton have agreed my mortgage in principle, my offer on a property in Tregaron has been agreed to, what are the next steps?

Your property agent will wish to be advised as to your conveyancing practitioner's details (ensure that the solicitors are on the bank’s approved list). Contact Skipton or your financial adviser and finalise any appropriate forms. Skipton will appoint a valuer who will get in contact with the selling agent or owners to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Skipton will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Tregaron.

Are there restrictive covenants that are commonly identified as part of conveyancing in Tregaron?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Tregaron. 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…’

I'm buying a new build house in Tregaron with a mortgage from Godiva Mortgages Ltd. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my conveyancer about this side-deal as it may jeopardize my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.