In what way does my ID and proof of funds have anything to do with my conveyancing in Seascale? Why is this being asked of me?

Seascale conveyancing solicitors as well as nationwide property lawyers throughout the UK have an obligation under money laundering regulations to check the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients will need to provide two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill less than 3 months old).

Evidence of source of monies is also required under the money laundering laws as conveyancers have a duty to investigate that the money you are utilising to buy a property (be it the exchange deposit or the total purchase price if you are a cash purchaser) has originated from legitimate source (such as employment savings) rather than the product of criminal activity.

My conveyancer has informed me that breach of easement insurance is necessary on my purchase. What is the level of cover for Seascale conveyancing?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

When it comes to lenders such as Nottingham, do Seascale solicitors have to pay an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

We are getting a further advance on our mortgage from RBS as we intend to carry out alterations to our property in Seascale. Are we obliged to appoint a nearby Seascale solicitor on the RBS conveyancing panel to handle the legals?

RBS do not ordinarily appoint firms on 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 RBS list.

My partner and I are selling our home in Seascale and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Seascale conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Seascale. Having lived in Seascale for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Are there any apps to help search for a Seascale law firm on the Accord Mortgages Ltd conveyancing panel? I am a keen cyclist and am happy to travel upto 25kilometers to meet the solicitor.

Feel free to make use of the tool on this page. Please pick a mortgage company and your location and you will see a number of Seascale conveyancing lawyers located nearest you. We have listed some Seascale conveyancing firms towards the end of this page and you can telephone them to check if they are on the Accord Mortgages Ltd panel

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.