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

You are right in these requests have nothing to do with conveyancing in Withernsea. However these days you can not proceed with any conveyancing deal without first supplying evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence and a council tax bill. Please note that if you are supplying your driving licence as proof of ID it must be both the paper part and photo card part, one is not satisfactory in the absence of the other.

Proof of the origin of funds is necessary in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer must retain this information on record. Your Withernsea conveyancing solicitor will require evidence of proof of funds prior to accepting any monies from you into their client account and they may also ask additional queries regarding the source of funds.

I am selling my house in Withernsea. Will my property lawyer have to be required to be on the Yorkshire BS conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

My father advised me that in purchasing a property in Withernsea there could be various restrictions as to what one can do in terms of external changes to a property. Is this right?

There are a number of properties in Withernsea which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Withernsea should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I happen to be the sole recipient of my late father’s will with all property in now in my sole name, including the my former home in Withernsea. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the property in December. Do I have to wait 6 months to sell?

The CML 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 could be caught by that. Some lenders would take a pragmatic view as this clause is chiefly there to identify subsales or the flipping of properties.

We are getting the release of further funds on our home loan from Nottingham as we wish to carry out a loft conversion to our property in Withernsea. Do we need to appoint a bricks and mortar Withernsea solicitor on the Nottingham conveyancing panel to handle the paperwork?

Nottingham don't usually require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.

Due to the encouragement of my in-laws I had a survey completed on a house in Withernsea in advance of appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some lenders will refuse to give a mortgage on such a house.

It depends who your proposed lender is. Santander has different instructions from Halifax. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Withernsea. Conveyancing may be slightly more expensive based on your lender's requirements.

Is it possible to switch solicitor as I have to instruct one who is on the Aldermore conveyancing panel. I hired a high street conveyancing solicitor in Withernsea five minutes from me but the firm is not approved by Aldermore

It would be our pleasure to assist you find a conveyancing solicitor in Withernsea on the Aldermore panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Withernsea. In making use of search facility on this page, you can compare fees for conveyancing solicitors in Withernsea and beyond.