What does my ID and proof of funds have anything to do with my conveyancing in Adamsdown? Is this really warranted?
Adamsdown conveyancing solicitors as well as nationwide property practitioners throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to supply two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill less than 3 months old).
Evidence of source of funds is also necessary under the money laundering regulations as lawyers have a duty to check that the monies you are using to acquire a property (whether it be the deposit for exchange or the full purchase monies where you are a cash purchaser) has originated from an acceptable source (such as employment savings) and is not the fruits of illegitimate behaviour.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Adamsdown. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 13/8/2025, the requirements read as follows :
I am helping my step-mother sell her house in Adamsdown. Does the conveyancer arrange the energy assessment or do I organise this?
After the abolition of Home Information Packs, energy assessments was maintained a compulsory element of selling a house. An energy assessment should be commissioned prior to the property being placed on the market. This is not as aspect of the sale process that conveyancers normally organise. If you are instructing a Adamsdown conveyancing practitioner they may be willing to arrange energy assessments given their contacts with long established local providers
I have paid off my mortgage with Kent Reliance. I assume I don't need a Adamsdown conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
After shopping around on the internet I have found a Adamsdown conveyancer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Adamsdown surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to our home are lost. The solicitors who handled the conveyancing in Adamsdown 10 years ago are no longer around. What do I do?
Nowadays there are duplicates made of almost everything, and your lawyer should know exactly where to find all the appropriate paperwork so you can buy or dispose of your property without a hitch. If copies are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities against possible claims on your property.
Am I right to be suspicious about third parties that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Adamsdown conveyancing company?
As with many service providers, often recommendations from family and friends can be worth their weight in gold. Yet there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all suggest lawyers to appoint. Sometimes the solicitors might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are free to select your preferred lawyer. However, bear in mind that the majority of banks have an approved list of solicitors you are obliged to use for the mortgage aspect of your conveyancing.
Do all mortgage companies provide you with an approved list of Adamsdown solicitors? How do you know who is on the bank conveyancing panel?
Adamsdown firms and firms carrying out conveyancing in Adamsdown themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the lender directly.