I plan on buying property in Moston. My Conveyancer has never been on on the mortgage company solicitor panel. Is it possible for me to appoint my Moston conveyancing solicitor notwithstanding that they are not on the mortgage company approved list?

You have a couple of alternatives available to you here

• Complete the deal with your chosen Moston conveyancing practitioner but your mortgage company will no doubt instruct a lawyer from their approved list. This will result in additional fees together with likely delay.
• Get a fresh property lawyer to act in the purchase, obviously checking they are on the bank conveyancing panel.
• Convince your solicitor to pull out all the stops to get accepted on the mortgage company conveyancing panel

What does my ID and proof of funds have anything to do with my conveyancing in Moston? Why is this being asked of me?

Moston conveyancing solicitors and indeed property practitioners throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to supply two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill no more than three months).

Confirmation of source of funds is also necessary under the money laundering regulations as solicitors are required to ensure that the monies you are using to acquire a property (whether it be the deposit for exchange or the total purchase price where you are a cash purchaser) has come from an acceptable source (such as an inheritance) as opposed to the proceeds of illegitimate behaviour.

Do the Building Society Association intend to launch a search tool with a view to list firms on the Darlington Building Society conveyancing panel for example in Moston?

We are not aware of any intention on the part of the BSA to develop such a tool.

Should my solicitor be making enquiries regarding flooding as part of the conveyancing in Moston.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Moston. Some people will acquire a house in Moston, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, but there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Moston. The standard property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out if the premises has suffered from flooding. In the event that the premises has been flooded in past which is not disclosed by the vendor, then a buyer may bring a compensation claim as a result of such an inaccurate response. A buyer’s conveyancers may also order an enviro report. This will disclose if there is a recorded flood risk. If so, further inquiries should be carried out.

Just had an offer accepted on a new build flat in Moston. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

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

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.