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

To satisfy the Money Laundering Regulations any Bridgwater 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 account showing where you live.

Under Money Laundering Regulations, conveyancers are duty bound to investigate not just the identity of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may result in your solicitor terminating their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to make a disclosure to the appropriate authorities should they consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

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

Given that your lender is your lawyer must comply with the formal requirements set out in Section two of UK Finance Lenders’ Handbook for . The CML Handbook includes minimum specifications for solar panel roof-space leases, and are required to report to where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Bridgwater.

I am expecting a OIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Bridgwater solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Bridgwater solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

Completion of my purchase has taken place for my property in Bridgwater. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Should my solicitor be asking questions regarding flooding as part of the conveyancing in Bridgwater.

Flooding is a growing risk for conveyancers dealing with homes in Bridgwater. Plenty of people will buy a property in Bridgwater, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Bridgwater. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover whether the property has suffered from flooding. If the residence has been flooded in past which is not revealed by the seller, then a purchaser may commence a legal claim for losses resulting from an inaccurate response. The purchaser’s solicitors should also carry out an enviro search. This will indicate whether there is any known flood risk. If so, more detailed investigations should be conducted.

Are there restrictive covenants that are commonly identified during conveyancing in Bridgwater?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bridgwater. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I acquired a basement flat in Bridgwater, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Bridgwater with an extended lease are worth £165,000. The ground rent is £45 yearly. The lease terminates on 21st October 50

With just 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account 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 getting professional advice.