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

Ardwick conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under money laundering regulations to verify the ID of any client with a view to ensure that clients are who they say they are.

Conveyancing clients are required to provide two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).

Evidence of the origin of monies is also necessary in accordance with the money laundering statutes as solicitors are duty bound to ensure that the money you are using to buy a property (whether it be the deposit for exchange or the full purchase monies if you are buying mortgage free) has originated from a reputable source (such as an inheritance) as opposed to the product of criminal behaviour.

we are a couple who are purchasing a newbuild apartment in Ardwick with a homeloan from Skipton Building Society.We have a Ardwick conveyancing practitioner but Skipton Building Society advised that his firm is not on their "panel". It seems we have no choice but to instruct a Skipton Building Society panel solicitor or keep our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The loan offered to you contains various provisions, a common one being that conveyancers needs to be on the Skipton Building Society approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower 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 Skipton Building Society

I just acquired a house at auction in Ardwick. Conveyancing is needed. What are my next steps?

Now that you have legally bound yourself to purchase you will need to hire the services of a conveyancing solicitor as a matter of urgency as you will have a fast approaching a fixed date to complete the transaction. All auction property should have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You should pass this on to the lawyer working for you as soon as possible. You also need to ensure that your finances are organised to complete on the date specified in the contract.

Two weeks ago we had a mortgage agreed in principle with Kent Reliance. Ardwick conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?

There is no definitive answer here. Have Kent Reliance conducted the survey? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have decided to exercise my right to buy my property in Ardwick off the council. I have a mortgage agreed with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

I am buying a new build flat in Ardwick. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Ardwick

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared.

Last July I purchased a leasehold property in Ardwick. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Ardwick - Sample of Queries Prior to buying

The prefered form of lease arrangement is where the freehold interest is in the ownership of the leaseholders. In this situation the lessees have being in charge if their destiny and although a managing agent is often employed where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Make sure you investigate if there are any onerous restrictions in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Ardwick. If you like the propertyin Ardwick but your cat is not allowed to live with you then you have a very difficult decision. Most Ardwick leasehold properties will have a service charge for maintenance of the block set on behalf of the management company. Should you acquire the flat you will have to meet this charge, normally periodically accross the year. This can differ from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a rentcharge for you to pay annual, ordinarily this is not a significant amount, say around £50-£100 but you should to enquire it because on occasion it can be prohibitively expensive.