What does my ID and proof of funds have anything to do with my conveyancing in Fishguard? What am I being asked for?

Fishguard conveyancing solicitors and indeed property lawyers accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the identity of any client in order to ensure that clients are who they say they are.

Conveyancing clients are required to provide two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement no more than three months).

Confirmation of source of monies is also required under the money laundering regulations as conveyancers are mandated to check that the money you are utilising to buy a property (whether it be the deposit for exchange or the total purchase amount where you are buying without a mortgage) has come from a reputable source (such as an inheritance) rather than the fruits of criminal activity.

We are getting the release of further funds on our mortgage from UBS as we intend to carry out improvements to our property in Fishguard. Are we obliged to appoint a bricks and mortar Fishguard solicitor on the UBS conveyancing panel to handle the paperwork?

UBS do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.

I recently had an offer accepted on a house in Fishguard. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £150. Not long after, the property lawyer contacted me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have finally had an offer on an apartment in Fishguard agreed to, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a bricks and mortar conveyancing solicitor in Fishguard. What should be my next step? When should I get the mortgage application with Yorkshire BS started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Fishguard conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the Yorkshire BS approved list. As to the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a buoyant market many purchasers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to press on with the conveyancing in Fishguard.

I have a semi-detached Victorian property in Fishguard. Conveyancing solicitor acted for me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to review 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 Fishguard 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 lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Fishguard is the location of the property. Can you offer any assistance?

Flying freeholds in Fishguard are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fishguard you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fishguard may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Hoping to buy a property located in Fishguard and I am already nervous. I couldn't find anything specific about Fishguard. Conveyancing will be needed in due course but do you know about the Fishguard area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Fishguard. In the meantime here are some basic statistics that we found