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

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you are required to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to supply identification documents, your lawyer will not be able to take you on as a client.

I am looking to buy a flat and need a conveyancing solicitor in West Bromwich who is on the National Westminster Bank solicitor. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for National Westminster Bank in certain locations such as West Bromwich. We dont recommend any particular firm.

My wife and I purchased a terraced Victorian house in West Bromwich. Conveyancing practitioner acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Bromwich and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who carried out the work.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. West Bromwich is where the house is located. Can you shed any light on this issue?

Flying freeholds in West Bromwich are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Bromwich you must be sure that your lawyer goes 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 West Bromwich 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.

Are there any compelling advantages to selecting a local conveyancing practitioner in West Bromwich

Home movers in West Bromwich prefer a nearby high street solicitor so that they can attend the firm’s offices just in case they have questions, and to execute mortgage deeds rather taking the chance of relying on the post.

We would suggest that there exists a slight edge when opting for a lawyer nearby to the property you are buying, due to the in-depth knowledge of the locality and potential local concerns - however this is moot. Many conveyancers undertaking their work over the internet and could be practically anywhere.