What does my ID and proof of funds have anything to do with my conveyancing in Llangollen? Is this really warranted?
It is indeed that case that these requests have nothing to do with conveyancing in Llangollen. Nowadays you will not be able to complete any conveyancing transaction if you have not handing over proof of your identity. This usually takes the form of a either your passport or driving licence plus a utility bill. Remember if you are providing your driving licence as proof of identification it needs to be both the paper section as well as the photo card part, one is not sufficient without the other.
Verification of your source of funds is mandated under Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer must retain this information on file. Your Llangollen conveyancing practitioner will require evidence of proof of funds prior to accepting any monies from you into their client account and they should also ask additional questions regarding the source of monies.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Llangollen. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/12/2025, the requirements read as follows :
I have been advised by my conveyancer that lack of right of way insurance is needed on my purchase. What is the level of cover for Llangollen conveyancing?
The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
When it comes to mortgage companies such as Barclays, do Llangollen lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
The formalities of my purchase has taken place for my property in Llangollen. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have been told that property searches are the main cause of obstruction in Llangollen house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Llangollen.
I am purchasing my first flat in Llangollen with the aid of help to buy. The developers would not reduce the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not disclose to my solicitor about this deal as it may jeopardize my mortgage with the lender. 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.
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