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

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you need to sign should stipulate this. Your lender will also require certain documents to be viewed. If you refuse to hand over ID verification documents, your conveyancer would not be able to act for you.

A colleague suggested that if I am buying in Broseley I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually quoted for as part of the standard Broseley conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Broseley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Broseley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Broseley Education with maps and statistics, Local Amenities and other useful information regarding Broseley.

My father has encouraged me to instruct his conveyancing solicitors in Broseley. Should I use them?

There are no two ways about it it’s preferable to choose a conveyancing lawyer is to seek referrals from friends or relatives who have actually experience in using the firm that you are considering.

My wife and I purchased a leasehold flat in Broseley. Conveyancing and National Westminster Bank mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Broseley who previously acted has now retired. What should I do?

The first thing you should do is contact HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Broseley conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a split level flat in Broseley, conveyancing having been completed 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Broseley with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease expires on 21st October 2081

With just 56 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

My 20yr old son is about to join the property ladder, the home loan was agreed last week in principle. One the seller agreed the offer on the house we rang the bank to move forward with his. I was disappointed to discover that mortgage lenders do not accept all solicitor, they have to be on a list, is this correct?

Mortgage Companies normally imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Broseley conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.