What does my ID and proof of funds have anything to do with my conveyancing in Bedford? What am I being asked for?
It is indeed that case that these requests have nothing to do with conveyancing in Bedford. Nowadays you can not proceed with any conveyancing process in the absence submitting proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a council tax bill. Please note that if you are supplying your driving licence as evidence of identification it needs to be both the paper section as well as the photo card part, one is not acceptable without the other.
Verification of your source of monies is mandated in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your lawyer must retain this information on record. Your Bedford conveyancing practitioner will require evidence of proof of funds before they are able to accept any funds from you into their client account and they may also ask additional queries concerning the source of monies.
When researching consumer advice sites for a high-quality lawyer in Bedford, most advise that I must instruct a CQS accredited lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes through the scheme protocol the standard covers many companies who perform conveyancing in Bedford.
We are buying a apartment in Bedford. It might be a silly question but how we can trust a lawyer? At some point we have to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We previously instructed conveyancing lawyers with offices in Bedford on the Yorkshire BS solicitor approved list. They have just billed me a further charge for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. The charge is not set by Yorkshire BS but by your Bedford solicitor. Some firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee and others do not.
I have paid off my mortgage with Principality. I assume I don't need a Bedford conveyancing practitioner on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Bedford for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bedford conveyancing specialists.
I have been advised by three or four local selling agents in Bedford to locate a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to recommend your lawyers over alternative conveyancing organisations?
We don’t make any commission for sending work in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
My father-in-law has suggested that I use his lawyers for conveyancing in Bedford. Should I find my own solicitor?
No doubt it’s preferable to find a conveyancing practitioner is to seek recommendations from friends or family who have actually previously instructed the conveyancer you're contemplating using.