What does my ID and proof of funds have anything to do with my conveyancing in Welshpool? Is this really warranted?

In order to comply with Money Laundering Regulations any Welshpool 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 account evidencing where you live.

Under Money Laundering Regulations, conveyancers are required to check not just 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 terminating 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 relevant authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

I am the sole recipient of my late mum's estate and I have everything in my name now, including the house in Welshpool. Conveyancing formalities meant that the Land Registry date was in . I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the property in . Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most mortgage companies would take a practical view as this obligation is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.

We previously instructed conveyancing lawyers based in Welshpool on the solicitor panel. They have just invoiced me a separate sum for the legal aspects of the mortgage. Is this a supplemental conveyancing fee specified by ?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your is entitled to charge a fee for this. This charge is not set by but by your Welshpool . Numerous firms on the panel will charge ’dealing with mortgage’ fee and others do not.

We are getting a further advance on our home loan from as we wish to conduct improvements to our home in Welshpool. Are we obliged to choose a local Welshpool solicitor on the conveyancing panel to deal with the paperwork?

don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the list.

It has been 3 months since my purchase conveyancing in Welshpool concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing my first flat in Welshpool with the aid of help to buy. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not to tell my solicitor about the deal as it will put at risk my loan with the lender. 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.

Taking into account that I am about to part with 450k on a terraced house in Welshpool I wish to talk to a conveyancer regarding theconveyancing in advance of appointing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your property ownership legalities in Welshpool.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Welshpool should be the amount on the final invoice that you are charged.