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

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

Under Money Laundering Regulations, conveyancers are duty bound to ascertain not only the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may lead to your conveyancer terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to make a disclosure to the appropriate authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

We wanted to use a conveyancing solicitor in Low Moor for our house purchase. Our broker has since notified us that our mortgage company The Royal Bank of Scotland won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies in the main imposes restrictions either the type or the number of conveyancing firms on their panel. A common example of such criteria being that a firm must have two or more partners. In addition to restricting the type of firm, a few banks have limited the number of firms they permit to represent them. You should note that The Royal Bank of Scotland have no responsibility for the quality of advice provided by any member of The Royal Bank of Scotland Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there remains differing opinions concerning the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Low Moor only conduct very few conveyances a year.

I am due to move property in December. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you suggest a removal company in Low Moor. Conveyancing firm was found before I stumbled across this page.

On the day of completion you can collect the keys from the property agent but this should only be done once the previous owners solicitors advise the agent that the monies to complete are in and the keys can be released. You can tell the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you find a residential property solicitor in Low Moor or a firm that specialises in conveyancing in Low Moor.

I happen to be the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Low Moor. The Low Moor property was put into my name in October. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in October. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation is principally there to identify subsales or the quick reselling of property.

After weeks of negotiation I have agreed a price on a house in Low Moor. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £200. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Principality 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 Principality 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 appreciate that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a residence in Low Moor? or I am told that there is historic law that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this suitable for conveyancing in Low Moor?

Unless a previous purchase of the premises took place post 12 October 2013 you could expect lawyers carrying out conveyancing in Low Moor to continue to recommend a chancel search and or insurance against a claim.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Low Moor is where the house is located. Is there any guidance you can impart?

Flying freeholds in Low Moor are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Low Moor you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Low Moor 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 property.