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

Wembley conveyancing solicitors as well as nationwide property practitioners accross the UK have a duty under money laundering regulations to check the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to provide two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Utility Bill less than 3 months old).

Confirmation of the origin of monies is also required in accordance with the money laundering regulations as solicitors are duty bound to ensure that the money you are utilising to buy a property (be it the exchange deposit or the full purchase monies where you are buying without a mortgage) has originated from a reputable source (such as an inheritance) and is not the proceeds of illegitimate behaviour.

A colleague recommended that if I am buying in Wembley I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually quoted for as part of the standard Wembley conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Wembley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Wembley.

Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who did the conveyancing in Wembley 10 years ago no longer exist. What are my options?

In today’s world there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the relevant paperwork so you may purchase or sell your house without a hitch. Where duplicates can’t be found, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.

I am buying a new build house in Wembley with a mortgage from Barnsley Building Society. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my conveyancer about this extras as it may affect my mortgage with Barnsley Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My wife and I have selected a Wembley conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the Ts and Cs that they are not governed by the FCA. Need I be worried or is that usually the case with lawyer?

We can't see why they should be. Most solicitor don't lend money. They should be regulated by the Solicitors Regulation Authority, who have specific conditions in place on funds held by them.