My financial adviser requires my Ashton law firm’s panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have called my local Ashton branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Ashton property lawyer . Most Ashton conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

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

In order to comply with Money Laundering Regulations any Ashton conveyancing firm will require proof of identity in all conveyancing transactions. This is usually satisfied by provision of a passport and an original bank statement or utility bill evidencing your correct address.

Under Money Laundering Regulations, property lawyers are required to check not simply the ID of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this may result in your lawyer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers 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.

After reading consumer advice sites for a recommended solicitor in Ashton, many advise that I should use a CQS assured lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Ashton is one of the many areas of the UK where there are CQS lawyers.

The deeds to our house are lost. The lawyers who did the conveyancing in Ashton 4 years ago have long since closed. What are my options?

Assuming the title is registered the information relating to your proprietorship will be documented by HMLR with a Title Number. It is possible to perform a search at the Land Registry, identify your house and get current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.

I am buying a new build flat in Ashton. 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.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Ashton

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.