Having been told to check out your web site we were going to use a conveyancing solicitor in Thornaby recommended by you but have come across some other costs illustrations on the internet appear less pricey – why is this?

You can find many firms of conveyancing organisations advertising pretending to offer cut-price conveyancing, but supplementalcosts end up with the final invoice totally different to the one you expected. Conveyancers are obliged to make sure that costs set out in terms of business should be equitable invoiced The law firms that we put forward for conveyancing in Thornaby set out all charges for the property you plan tobuy.

In what way does my ID and proof of funds have anything to do with my conveyancing in Thornaby? Why is this being asked of me?

To satisfy the Money Laundering Regulations any Thornaby conveyancing firm will require proof of identity in all conveyancing transactions. This is usually dealt with by provision of a passport and an original bank statement or utility bill showing where you reside.

In accordance with Money Laundering Regulations, property lawyers are duty bound to validate not simply the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this will result in your conveyancer terminating their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers are duty bound to make a disclosure to the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

What is your number one tip for choosing a conveyancing solicitor in Thornaby

We would encourage you not to go for the lowest Thornaby conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We have agreed to purchase a house in Thornaby. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?

As your lender is Nottingham your lawyer must check the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease fails to meet these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Thornaby.

I am due to exchange contracts on my house. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being problematic. The Thornaby solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

About to purchase a new build apartment in Thornaby. Conveyancing is necessary evil 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.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Thornaby

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Thornaby is where the house is located. Can you shed any light on this issue?

Flying freeholds in Thornaby are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Thornaby you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thornaby may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.