In what way does my ID and proof of funds have anything to do with my conveyancing in Looe? What am I being asked for?
Looe conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).
Evidence of source of funds is also necessary in accordance with the money laundering regulations as lawyers are duty bound to investigate that the money you are using to purchase a property (be it the exchange deposit or the full purchase monies if you are a cash purchaser) has come from a reputable source (such as employment savings) rather than the proceeds of illegitimate activity.
We are aiming to move house in July. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Looe. Conveyancing firm was organised before I stumbled across your site.
On the afternoon of completion you will need to pick up the keys from your property agent but this can only take place after the vendors solicitors inform the agent that the monies to complete are in and the keys can be passed over. After that you can advise the removal company that they can start moving you in. We do not suggest a particular removal organisation but can assist you in finding a residential property solicitor in Looe or a solicitor with expertise in conveyancing in Looe.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Looe bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Looe conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the lawyer is on the lender panel, they must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I had an offer accepted on an apartment in Looe on 26/2/2025, valuation was booked 2 days later, received a clean bill of health. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are a common cause of obstruction in Looe conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Looe.
I have a semi-detached Edwardian property in Looe. Conveyancing lawyer represented me and Chelsea Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Looe and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Looe differ for newly converted properties?
Most buyers of new build premises in Looe contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Looe usually acquire 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 conveyancing solicitors 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 used to new build conveyancing in Looe or who has acted in the same development.
I have been sourcing a conveyancing practitioner in Looe for my sale. Is there any facility to see a firm’s complaints history with the legal regulator?
One can find published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.