In what way does my ID and proof of funds have anything to do with my conveyancing in Shenley Church End? What am I being asked for?

Shenley Church End conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to ensure that clients are who they say they are.

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

Evidence of source of funds is also required under the money laundering regulations as solicitors are mandated to ensure that the monies you are using to acquire a property (whether it be the deposit for exchange or the total purchase monies where you are a cash purchaser) has originated from a reputable source (such as employment savings) and is not the fruits of criminal behaviour.

I have been told that property searches are a common reason for delay in Shenley Church End conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Shenley Church End.

3 months have elapsed following my purchase conveyancing in Shenley Church End completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are FTB’s - agreed a price, yet the selling agent has warned us that the seller will only go ahead if we appoint the agent's preferred lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor used to conveyancing in Shenley Church End

It is highly unlikely the owners are behind this. Should the vendor desire ‘a quick sale', alienating a genuine purchaser is likely to cause more damage than good. Contact the owners directly and make sure they understand (a)you are genuine purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred Shenley Church End conveyancing lawyers - not the ones that will provide their negotiator at the agency a referral fee or meet his conveyancing targets demanded by head office.

We are planning to purchase a three room maisonettein Shenley Church End with a home loan from a mortgage company. We would like to retain our lawyer in Shenley Church End yet our mortgage company says she’s not on their "panel". It seems we have little choice but to instruct one of the our mortgage company panel solicitors or stay with our Shenley Church End conveyancer and pay for one of their panel ones to represent our lender. This seems very unfair; Can we not simply insist that our bank use our Shenley Church End lawyer?

No, not really. The lender mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including most conveyancing solicitors in Shenley Church End : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.