In what way does my ID and proof of funds have anything to do with my conveyancing in Goole? Why is this being asked of me?
Goole conveyancing solicitors and indeed property lawyers throughout the UK have a duty 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 provide two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).
Evidence of source of monies is also necessary under the money laundering statutes as solicitors are required to investigate that the monies you are utilising to buy a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has originated from a reputable source (such as an inheritance) rather than the fruits of illegitimate behaviour.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Goole?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
three months have elapsed following my purchase conveyancing in Goole concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Goole differ for new build properties?
Most buyers of new build premises in Goole contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because builders in Goole usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Goole or who has acted in the same development.
In my capacity as executor for the will of my grandmother I am selling a residence in Cardiff but I am based in Goole. My conveyancer (based 260 kilometers from mehas requested that I sign a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Goole to attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Goole
One month into buying a house in Goole. Conveyancing lawyer has phoned to say the title is "Leasehold". Will this likely impact the marketability of the house?
Goole conveyancing does not ordinarily involve leasehold houses. The main consideration here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the saleability significantly.
At the other end of the spectrum, if it's, say, Sixty years it is bound to have a material effect on the value, and most likely wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease which should be made available to your property lawyer.