In what way does my ID and proof of funds have anything to do with my conveyancing in Boroughbridge? Is this really necessary?

Boroughbridge conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under money laundering regulations to check the ID of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to supply two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).

Evidence of the origin of monies is also required under the money laundering regulations as solicitors are required to check that the money you are using to acquire a property (whether it be the deposit for exchange or the total purchase price where you are buying without a mortgage) has originated from legitimate source (such as employment savings) rather than the proceeds of criminal activity.

I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather instruct a local conveyancing solicitor in Boroughbridge?

You should check but the chances are that appoint one of their panel conveyancers should you accept the "fee-free" offer. Call the lender to check if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Boroughbridge.

Is it the case that all Boroughbridge conveyancing solicitors on the Skipton conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.

We are getting the release of further funds on our home loan from Co-operative as we wish to carry out improvements to our house in Boroughbridge. Do we need to select a nearby Boroughbridge solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative would not normally instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.

Completion of my purchase has taken place for my property in Boroughbridge. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Boroughbridge is where the house is located. Can you shed any light on this issue?

Flying freeholds in Boroughbridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Boroughbridge you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boroughbridge may determine 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 residence.

Am I best advised to go with a Boroughbridge conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can deal with the conveyancing however his firm is located approximately 350kilometers drive away.

The primary upside of using a high street Boroughbridge conveyancing firm is that you can drop in to sign documents, hand in your ID and apply pressure on them where appropriate. Having local Boroughbridge know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that must surpass using an unfamiliar Boroughbridge conveyancing lawyer solely due to them being Boroughbridge based.