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

In order to comply with Money Laundering Regulations any Cullercoats conveyancing firm will require evidence of your identity in all conveyancing matters. This is usually satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.

Under Money Laundering Regulations, property lawyers are obliged by law to ascertain not simply the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to inform the relevant authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.

is it true that all Cullercoats solicitor firms on the UBS conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be overseen by the SRA. Many lenders do list licenced conveyancers on their panel in which case such practice would be overseen by the CLC.

I have paid off my mortgage with Nationwide. I assume I don't need a Cullercoats solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

Our sealed bid on a property in Cullercoats has been accepted, the sellers do nevertheless have an associated purchase. The sellers have offered on on an apartment, however it’s not yet tied up, and have viewings of other properties booked. I have instructed a local conveyancing solicitor in Cullercoats. What should be my next step? At what stage do I apply for the mortgage with Kent Reliance?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Cullercoats conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Kent Reliance approved list. Regarding the subsequent phase this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. During a hot market some buyers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they ask their conveyancer to press on with the conveyancing in Cullercoats.

I used Action Conveyancing several years past for my conveyancing in Cullercoats. Now, I need my documents but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cullercoats of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build apartment in Cullercoats. Conveyancing is necessary evil 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 conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Cullercoats

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

Can you offer any advice when it comes to finding a Cullercoats conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Cullercoats conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Cullercoats conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

What are the costs for lease extension conveyancing?

Leasehold Conveyancing in Cullercoats - Examples of Queries before Purchasing

Is there a share of the freehold? How many of the leaseholders are in arrears for their maintenance charge payments? What is the service charge and ground rent on the flat?