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

Shrewsbury conveyancing solicitors as well as nationwide property practitioners throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to check the identity 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 ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Utility Bill no older than three months).

Proof of the origin of funds is also necessary under the money laundering statutes as lawyers are obliged to investigate that the monies you are utilising to purchase a property (be it the exchange deposit or the full purchase monies where you are buying mortgage free) has come from an acceptable source (such as employment savings) as opposed to the product of illegitimate behaviour.

Are all Shrewsbury Conveyancing Quality Solicitors on the HSBC conveyancing list of approved practices?

A selection of lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

My husband and I have organised a further advance on our home loan from Santander as we wish to carry out a loft conversion to our home in Shrewsbury. Do we need to select a bricks and mortar Shrewsbury solicitor on the Santander conveyancing panel to deal with the legals?

Santander don't usually require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

I am due to exchange contracts on my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being difficult. The Shrewsbury solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am selling my house. My previous lawyers has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Shrewsbury if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in Shrewsbury. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

My husband and I are new to the buying process - had an offer accepted, yet the property agent informed us that the seller will only issue a contract if we appoint their preferred conveyancers as they need a ‘quick sale’. We would rather use a family conveyancer with experience of conveyancing in Shrewsbury

We suspect that the seller is unaware of this request. Should the owner want ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to appoint your preferred Shrewsbury conveyancing lawyers - rather thanthe ones that will earn the estate agent a commission or meet his conveyancing targets pre-set by corporate headquarters.

Can you offer any advice when it comes to appointing a Shrewsbury conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Shrewsbury conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Shrewsbury conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

If they are not ALEP accredited then why not? What are the legal fees for lease extension conveyancing?

Shrewsbury Leasehold Conveyancing - A selection of Queries Prior to buying

Best to be warned if a new roof is being installed or some other significant cost is pending that will be shared by the tenants and may well materially increase the the service costs or result in a specific payment. Is the freehold owned jointly by the leaseholders? The answer will be helpful as a) areas can cause problems in the block as the communal areas may begin to deteriorate where repairs are not paid for b) if the leaseholders have an issue with the managing agents you will need to have all the details