What does my ID and proof of funds have anything to do with my conveyancing in Caerleon? Why is this being asked of me?
Caerleon conveyancing solicitors as well as nationwide property practitioners accross the UK have a duty under money laundering regulations to check the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to produce two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement no older than three months).
Proof of the origin of funds is also required in compliance with the money laundering statutes as conveyancers are duty bound to ensure that the monies you are utilising to acquire a property (be it the exchange deposit or the total purchase amount where you are buying without a mortgage) has originated from a reputable source (such as employment savings) rather than the product of illegitimate behaviour.
I am buying a property in Caerleon. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
As your lender is TSB your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for TSB. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to TSB where a lease fails to satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not restricted to Caerleon.
I was told three weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Caerleon is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Caerleon solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Caerleon postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Caerleon.
Should my conveyancer be asking questions about flooding as part of the conveyancing in Caerleon.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Caerleon. There are those who purchase a house in Caerleon, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that may be carried out by the buyer or by their solicitors which will give them a better appreciation of the risks in Caerleon. The standard completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to discover whether the premises has ever been flooded. In the event that the residence has been flooded in past which is not disclosed by the seller, then a buyer may commence a claim for damages as a result of such an inaccurate answer. The purchaser’s lawyers should also order an enviro search. This will reveal whether there is any known flood risk. If so, more detailed investigations should be initiated.
My wife and I have a renovated Georgian house in Caerleon. Conveyancing lawyer acted for me and HSBC Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching address. Is it worth asking HSBC Bank to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be 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 Caerleon and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing lawyer who carried out the work.
In what way does the Landlord & Tenant Act 1954 impact my business offices in Caerleon and how can you help?
The particular law that you refer to provides a safeguard to business leaseholders, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Caerleon
Living abroad I am unable to travel my Caerleon conveyancing solicitors office to sign documents for conveyancing in Caerleon – will this be an issue?
Not a problem. Caerleon conveyancing lawyers can handle conveyancing transactions for clients nationwide. You are unlikely to be required to meet your lawyer in the flesh at a Caerleon conveyancers office. They can undertake everything via phone, post and email - whatever works for you.