AssumingI were to purchase a straightforward homein Banwell mortgage fee and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Banwell?

Any savings you would make will be isolated to the Banwell conveyancing searches. Your conveyancing practitioner is required to do the vast majority of work - money laundering, communicating with the vendors solicitor, SDLT return, register the title etc. A slight saving might be made by not having to register a charge but it will not be significant.

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

Banwell conveyancing solicitors as well as nationwide property lawyers throughout the UK have a duty under money laundering regulations to check the ID of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill no older than three months).

Evidence of the origin of monies is also required under the money laundering regulations as solicitors are mandated to investigate that the monies you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase monies if you are a cash purchaser) has originated from an acceptable source (such as an inheritance) rather than the fruits of illegitimate activity.

My fiance and I are buying a newbuild apartment in Banwell with a residential mortgage from Lloyds TSB Bank.We use our Banwell conveyancing solicitor but Lloyds TSB Bank advised that his firm is not listed on their "panel". we are left little option but to use a Lloyds TSB Bank panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Lloyds TSB Bank use our lawyer?

No, not really. The home loan offered to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Lloyds TSB Bank approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Lloyds TSB Bank

What can a local search inform me about the house my wife and I buying in Banwell?

Banwell conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search is essential in every Banwell conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

Estate agents have just been given the go-ahead to market my garden flat in Banwell. Conveyancing solicitors are to be appointed soon, but I have just received a yearly maintenance charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is discharge the service charge as you normally would given that all rents and maintenance payments should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a studio flat in Banwell, conveyancing formalities finalised in 2000. Can you work out an approximate cost of a lease extension? Equivalent properties in Banwell with a long lease are worth £206,000. The ground rent is £45 charged once a year. The lease expires on 21st October 2093

With just 67 years unexpired the likely cost is going to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.