What does my ID and proof of funds have anything to do with my conveyancing in Criccieth? Is this really warranted?

Criccieth conveyancing solicitors as well as nationwide property lawyers accross the UK have a duty under money laundering regulations 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 provide two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill less than 3 months old).

Proof of the origin of monies is also required under the money laundering laws as solicitors have a duty to ensure that the funds you are using to acquire a property (whether it be the deposit for exchange or the full purchase amount where you are buying without a mortgage) has originated from legitimate source (such as an inheritance) rather than the proceeds of criminal activity.

Should our lawyer be asking questions concerning flooding as part of the conveyancing in Criccieth.

The risk of flooding is if increasing concern for lawyers dealing with homes in Criccieth. There are those who buy a house in Criccieth, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, but there are a numerous checks that may be carried out by the buyer or by their conveyancers which should give them a better understanding of the risks in Criccieth. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out if the premises has historically flooded. In the event that the premises has been flooded in past which is not disclosed by the seller, then a purchaser could commence a legal claim for losses stemming from an misleading response. The purchaser’s conveyancers may also conduct an environmental report. This will indicate if there is any known flood risk. If so, more detailed inquiries should be made.

I am purchasing my first flat in Criccieth benefiting from help to buy. The sellers would not move on the amount so I negotiated 6k of extras instead. The sale representative told me not reveal to my lawyer about this extras as it could jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Criccieth. I have discover a site which looks to be the perfect offering If it is possible to get all formalities done via web that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.