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

It is indeed that case that these requests have nothing to do with conveyancing in Llanrwst. Nowadays you will not be able to complete any conveyancing transaction in the absence handing over evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a bank statement. Please note that if you are supplying your driving licence as proof of identification it must be both the paper section as well as the photo card part, one is not satisfactory in the absence of the other.

Verification of the origin of monies is necessary under Money Laundering Regulations. Please do not be offended when when this is requested of you as your conveyancer will need to retain this information on file. Your Llanrwst conveyancing lawyer will need to see evidence of proof of funds prior to accepting any money from you into their client account and they will also ask further questions concerning the source of monies.

Are all Llanrwst Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?

It is true that some lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

Is it the case that all Llanrwst solicitor practices on the Clydesdale conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.

I have paid off my mortgage with Coventry BS. I assume I don't need a Llanrwst solicitor on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

Just had an offer accepted on a new build flat in Llanrwst. Conveyancing is necessary evil 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Llanrwst

Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I opted to have a survey done on a house in Llanrwst ahead of instructing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some lenders will not give a mortgage on such a home.

It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llanrwst. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanrwst to see if the conveyancing costs will increase in light of this.

Are Llanrwst conveyancing solicitors under an obligation to the Law Society to issue transparent conveyancing figures?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Llanrwst or across England and Wales.