What does my ID and proof of funds have anything to do with my conveyancing in Beadnell? Why is this being asked of me?
Beadnell conveyancing solicitors and indeed property practitioners accross the UK have a duty under money laundering regulations to check the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement no more than three months).
Confirmation of the origin of monies is also required in compliance with the money laundering regulations as conveyancers have a duty to ensure that the monies you are utilising to acquire a property (whether it be the deposit for exchange or the full purchase monies if you are buying without a mortgage) has come from a reputable source (such as an inheritance) as opposed to the fruits of illegitimate behaviour.
We previously appointed solicitors based in Beadnell on the Virgin Money solicitor approved list. They are now charging me an additional sum for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. This charge is not dictated by Virgin Money but by your Beadnell conveyancing practitioner. Some firms on the Virgin Money panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I am expecting a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Beadnell solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Beadnell solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
My fiancee and I are in the throws of looking at houses in Beadnell and I am now considering a potential offer. Should I already have a conveyancer in place at this point? I am planning to take a mortgage with Aldermore.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I have been told that property searches are the number one reason for obstruction in Beadnell house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Beadnell.
I used Stirling Law several years past for my conveyancing in Beadnell. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Beadnell of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a property in Beadnell before instructing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not issue a loan on such a property.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Beadnell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beadnell to see if the conveyancing will be more expensive.
The solicitors handling our conveyancing in Beadnell has forwarded documents to review that show the land is unregistered with epitome documents. Is it not the case that all properties in Beadnell should be registered?
The majority of property in Beadnell is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Beadnell conveyancing practitioners should be able to handle such matters but where uncertainty prevails the standard recommendation these days seems to be for the current owners to undertake the registration formalities first and then deal with the dispose of the property to the purchaser - this can though naturally cause a significant delay.