In what way does my ID and proof of funds have anything to do with my conveyancing in Common Edge? Is this really warranted?

It is indeed that case that these requests have nothing to do with conveyancing in Common Edge. Nowadays you can not proceed with any conveyancing deal without first handing over evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence and a bank statement. Please note that if you are supplying your driving licence as proof of identification it needs to be both the paper part as well as the photo card part, one is not satisfactory without the other.

Proof of your origin of money is required in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancing solicitor must retain this information on file. Your Common Edge conveyancing solicitor will require evidence of proof of funds prior to accepting any monies from you into their client account and they will also ask further queries regarding the source of funds.

There is lots of here concerning conveyancing in Common Edge but can you isolate your top tip for finding the right conveyancer in Common Edge

It would be unwise to be swayed by the lowest Common Edge conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I currently have a mortgage with Nationwide for my property in Common Edge. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?

Nationwide must be informed of your intention before letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel solicitor.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Common Edge bank branch on numerous occasions and was told they are content with the situation and they would lend. My Common Edge conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The solicitor has to comply with the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have been on the look out for a ground for flat up to £305k and found one round the corner in Common Edge I like with a park and railway links nearby, however it only has 49 years on the lease. I can't really find anything else in Common Edge in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan that many years may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Common Edge and how can you help?

The 1954 Act gives security of tenure to commercial tenants, giving them the dueness to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Common Edge is one of our many locations in which the firms we work with are located

Me and my fiance are expecting to complete on the purchase a property in Common Edge but as a consequence of damage from the recent storms I have agreed reparation from the owner of £3k by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet my bank will not permit this. Why were they involved?

The conveyancing practitioner being on the bank conveyancing panel is required to advise the bank of any amendments to the sale figure. If you were to refuse your solicitor to report the reduction to your bank then they would have no choice but to disinstructing themselves from representing you and the mortgage company.