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

Islington conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients are required to supply two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill less than 3 months old).

Confirmation of the origin of funds is also necessary under the money laundering statutes as conveyancers are obliged to check that the funds you are utilising to buy a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has originated from an acceptable source (such as an inheritance) and is not the proceeds of criminal behaviour.

Are all Islington Conveyancing Quality Solicitors on the Aldermore conveyancing panel?

A selection of banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I am buying a property in Islington. An unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Yorkshire BS your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Islington.

I currently have a mortgage with Virgin Money for my property in Islington. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?

Virgin Money must be informed of your intention prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.

I'm purchasing my first flat in Islington benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my lawyer about this deal as it could jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

We are four weeks into a freehold purchase having been referred to a firm by the high street agent to handle our conveyancing in Islington. I am am extremely frustrated with the level of service. Can you help me find new conveyancers?

A conveyancer would have to be really bad in order to consider diss instructing them. Has your loan offer been sent? In the event that it has you will need to inform them of the new contact details and get the loan are re-issued. Your conveyancer needs to be on the banks panel to avoid added costs and delays. That should be your first question of the new conveyancers. Our find a solicitor tool can assist you in finding a bank approved conveyancer for your conveyancing in Islington

Me and my partner have today had a bid accepted on our first home in Islington, and need to get solicitors appointed. We have utilised the various comparison tools and the quotes are from all across the country. Is it essential to have a Islington solicitor local to the prospective house? We are fine to do all the communicating over the web, but I am thinking at some point we may be required to physically go into the conveyancing practitioner's office to sign papers?

The lawyer does not have to be in Islington, but opting for local means that you can visit their offices if needed, by way of example, if a signature is immediately necessary. Furthermore, a Islington solicitor have established relationships with local agents and (if the vendor has chosen a local property lawyer) with them, which will help keep things moving faster.