In what way does my ID and proof of funds have anything to do with my conveyancing in Caerphilly? Is this really warranted?

Caerphilly conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under money laundering regulations to check the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).

Proof of the origin of funds is also required under the money laundering regulations as conveyancers are mandated to ensure that the monies you are using to purchase a property (whether it be the deposit for exchange or the total purchase monies where you are a cash purchaser) has come from an acceptable source (such as an inheritance) and is not the proceeds of illegitimate behaviour.

In reviewing moneysavingexpert.com for a conveyancing lawyer in Caerphilly, many advise that I must look for a CQS assured solicitor. Can you explain what CQS is?

Caerphilly Conveyancing Quality Scheme practices have obtained accreditation under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS helps consumers to recognise solicitor firms that provide a quality residential conveyancing. Caerphilly is one of the many areas in England and Wales in which CQS are based. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.

I am helping my aunt sell her house in Caerphilly. Does the conveyancer order the energy performance certificate or it is for me to see to?

After the demise of Home Information Packs, EPC’s was left as a mandatory element of moving property. An EPC should be commissioned before the property is marketed. It is not as aspect of the sale process that law firms normally arrange. If you are instructing a Caerphilly conveyancing solicitor they might be able to arrange energy performance certificates given their relationships with long established local energy assessors

We are purchasing a detached bungalow in Caerphilly. The intention is to convert the garage to an office at the property.Will the conveyancing process involve enquiries to see if these alterations are permitted?

Your solicitor will review the registered title as conveyancing in Caerphilly will sometimes reveal restrictions in the title documents which restrict certain works or necessitated the permission of another owner. Many additions call for local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

Does a directory service exist listing Bank of Ireland panel conveyancers in Caerphilly on the Council of Mortgage Lender’s Website?

No. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings available on the web. If you are looking for a Caerphilly conveyancer on the Bank of Ireland please use our facility.

The deeds to our home can not be found. The solicitors who handled the conveyancing in Caerphilly 4 years ago no longer exist. What are my options?

As long as you have a registered title the information relating to your proprietorship will be documented by HMLR under a Title Number. It is easy to execute a search at the Land Registry, locate your house and order current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be obtained for a small fee.

I am buying a new build flat in Caerphilly. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Caerphilly

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?