My wife and I are getting closer to an exchange on a house in Woodborough and my parents have transferred the 10% deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to make a notification to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

The conveyancer is obliged to clarify with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

What does my ID and proof of funds have anything to do with my conveyancing in Woodborough? Why is this being asked of me?

In order to comply with Money Laundering Regulations any Woodborough conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing your correct address.

Under Money Laundering Regulations, conveyancing solicitors are obliged by law to investigate not only the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this will lead to your lawyer 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.

we are a couple who are hoping to buy a newbuild flat in Woodborough with a residential mortgage from Birmingham Midshires.We would like to retain our Woodborough conveyancing practitioner but Birmingham Midshires advised that his firm is not listed on their approved list of firms. It seems we are left with little choice but to instruct a Birmingham Midshires panel firm or retain our preferred solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Birmingham Midshires use our lawyer?

Unfortunately,no. The loan issued to you is subject to its terms and conditions, one of which will be that solicitors needs to be on the Birmingham Midshires approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires

I have been told that property searches are the number one reason for delay in Woodborough house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Woodborough.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Woodborough is where the house is located. Is there any guidance you can impart?

Flying freeholds in Woodborough are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woodborough you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodborough may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.