My Beckton solicitor has spotted a discrepancy when comparing the assumptions in the home valuation report and what is in the legal papers for the property. My solicitor informs me that he is obliged to check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action legitimate?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

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

Beckton conveyancing solicitors and indeed property practitioners throughout the UK have a duty under money laundering regulations to verify the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to produce two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement no older than three months).

Proof of the origin of funds is also necessary under the money laundering laws as solicitors are required to check that the funds you are using to purchase a property (whether it be the deposit for exchange or the total purchase monies where you are a cash purchaser) has come from legitimate source (such as employment savings) as opposed to the product of criminal activity.

I am looking to buy a flat and require a conveyancing solicitor in Beckton who is on the Yorkshire Building Society solicitor. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Beckton. We dont recommend any particular firm.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Beckton?

There are two types of lawyers who can carry out conveyancing in Beckton namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that you need to complete the disposal or acquisition of property. They are both obliged to execute Beckton conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be professionally carried out and that all requisite procedures will be suitably adhered to.

When it comes to lenders such as UBS, do Beckton conveyancing practitioners face a fee to be on the conveyancing panel?

We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

After months of negotiation I have agreed a price on an apartment in Beckton. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £225. Not long after, the conveyancer called me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am looking for a ground for flat up to £195,000 and found one near me in Beckton I like with a park and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Beckton for this price, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan that many years may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.