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

Hednesford conveyancing solicitors and indeed property lawyers accross the UK have an obligation under money laundering regulations to verify the ID of any client with a view to ensure that clients are who they say they are.

Conveyancing clients are required to produce two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).

Confirmation of source of funds is also required under the money laundering regulations as solicitors are required to check that the monies you are utilising to acquire a property (whether it be the deposit for exchange or the total purchase amount if you are a cash purchaser) has come from a reputable source (such as an inheritance) and is not the proceeds of criminal behaviour.

I am considering refinancing my property in Hednesford, does my lawyer need to be on the Co-operative Solicitor panel?

There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Various online forums that I have visited warn that are the main cause of stalling in Hednesford house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Hednesford.

Me and my brother purchased a semi-detached Victorian house in Hednesford. Conveyancing solicitor acted for me and Santander. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?

You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hednesford and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the work.

As co-executor for the estate of my aunt I am selling a house in Neath but I am based in Hednesford. My conveyancer (approximately 235 kilometers from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Hednesford to attest and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Hednesford