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

You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Barmouth. However these days you can not complete any conveyancing transaction if you have not handing over evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a council tax bill. Please note that if you are providing your driving licence as proof of ID it needs to be both the paper part and photo card part, one is not acceptable in the absence of the other.

Evidence of the source of money is required in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancing solicitor will need to have this information on file. Your Barmouth conveyancing solicitor will require evidence of proof of funds prior to accepting any money from you into their client account and they should also ask additional questions concerning the origin of monies.

Can you clarify what the consequences are if my lawyer’s firm is removed from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Barmouth?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial site in Barmouth?

Many commercial conveyancing solicitors in Barmouth will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Barmouth. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Barmouth.

For every commercial conveyancing transaction in Barmouth it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Barmouth commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Barmouth.

I am purchasing my first flat in Barmouth benefiting from help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not reveal to my lawyer about the side-deal as it could affect my mortgage with Lloyds TSB Bank. Is this normal?.

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.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Barmouth is the location of the property. What do you suggest?

Flying freeholds in Barmouth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Barmouth you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barmouth 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.