What does my ID and proof of funds have anything to do with my conveyancing in Bubwith? What am I being asked for?

Bubwith conveyancing solicitors as well as nationwide property practitioners accross 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 produce two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).

Confirmation of source of monies is also required in accordance with the money laundering laws as lawyers are obliged to check that the monies you are using to purchase a property (be it the exchange deposit or the full purchase monies if you are buying without a mortgage) has come from a reputable source (such as an inheritance) as opposed to the proceeds of criminal behaviour.

I'm buying a new build house in Bubwith with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The sale representative told me not disclose to my solicitor about the deal as it will impact my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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 retain a conveyancing solicitor for my conveyancing in Bubwith. I happened to land on a site which seems to have the ideal offering If it is possible to get all the legals completed via email that would be ideal. 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?

There are only Fifty years unexpired on my flat in Bubwith. I now want to get lease extension but my landlord is can not be found. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. For most situations a specialist would be useful to conduct investigations and to produce an expert document which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Bubwith.

I invested in buying a split level flat in Bubwith, conveyancing formalities finalised August 2002. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Bubwith with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2086

With 62 years unexpired we estimate the price of your lease extension to range between £17,100 and £19,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

Me and my partner are purchasing a three room bungalowin Bubwith with a loan from a bank. We would like to retain our conveyancer in Bubwith yet our lender inform us now that she’s not listed on their "panel". Apparently we need to choose one of the our mortgage company panel solicitors or stay with our Bubwith conveyancer and incur the extra costs for one of their panel ones to represent our bank. We feel as though this is unjust; Can we not simply insist that our lender use our Bubwith lawyer?

No, not really. The mortgage company mortgage offered to you is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels, including most conveyancing solicitors in Bubwith : a mortgagee 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 mortgage company.