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

Valley conveyancing solicitors and indeed property lawyers accross the UK have an obligation under money laundering regulations to check the identity of any client with a view 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 (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement no more than three months).

Confirmation of the origin of monies is also required in compliance with the money laundering regulations as conveyancers are duty bound to ensure that the money you are using to buy a property (whether it be the deposit for exchange or the total purchase monies if you are a cash purchaser) has come from a reputable source (such as an inheritance) and is not the product of illegitimate behaviour.

Are the BSA intent on creating a online directory to list law firms on the Coventry BS conveyancing panel for example in Valley?

Lexsure has not been advised of any intention on the part of the BSA to promote such a register.

My colleague recommended that where I am buying in Valley I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes quoted for as part of the standard Valley conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Valley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Valley Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Valley.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Valley is the location of the property. What do you suggest?

Flying freeholds in Valley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Valley you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Valley 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.

I was pointed in your direction by three or four local property agents in Valley to select a conveyancer on your site. What’s the financial inducement for Estate Agents to offer your lawyers ahead of another?

We refuse to give any referral fee for directing people to this site. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.