What does my ID and proof of funds have anything to do with my conveyancing in Cleethorpes? Is this really necessary?

Cleethorpes conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the identity of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to disclose two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Utility Bill no more than three months).

Evidence of source of monies is also required under the money laundering regulations as solicitors are obliged to check that the monies you are using to purchase a property (whether it be the deposit for exchange or the total purchase amount where you are buying without a mortgage) has come from legitimate source (such as an inheritance) as opposed to the fruits of illegitimate behaviour.

This question may be naive but I am new to the house moving as a first time buyer of a ground floor flat in Cleethorpes. Do I receive the keys to the house on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Cleethorpes?

On the day of completion you will not be required to attend the conveyancers office in Cleethorpes. Your solicitors will electronically transfer the purchase money to the owner’s solicitors, and once they have received this, you will be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.

When it comes to lenders such as Co-operative, do Cleethorpes lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I am selling my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Cleethorpes solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.

Various internet forums that I have frequented warn that are the primary reason for obstruction in Cleethorpes house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Cleethorpes.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Cleethorpes. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cleethorpes

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My wife and I are purchasing a 2 bedroom flat in Cleethorpes. At the time of instructing our conveyancing practitioner, we were told they were on all mainstream lender panels. The financial adviser called today to advise that they don't seem to be on the Skipton approved list. Were it to be true, what should we do? Should we just pick a new property lawyer that is on their panel or do we pay for dual representation, with Skipton selecting their own preferred conveyancing practitioner.

When purchasing a property with the benefit of a mortgage it is normal for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to meet. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Skipton to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Skipton's conveyancing panel as you are at liberty to use your preferred Cleethorpes lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another property lawyer into the mix.