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

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with before they can accept their conveyancing instruction. The Terms of Engagement that you need to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to hand over ID verification documents, your lawyer would not be able to act for you.

How can we tell if a Cricklade conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Cricklade obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.

I am selling my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being pedantic. The Cricklade solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Virgin Money have agreed my home loan in principle, my offer on a property in Cricklade has been accepted, what happens next?

Your property agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Call up Virgin Money or your broker and finish off any relevant forms. Virgin Money will instruct a valuer who will get in contact with the selling agent or owners to book a time for the valuation to take place. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Virgin Money will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Cricklade.

I am thinking of appointing a conveyancing lawyer in Cricklade for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?

You may review published Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor call for training purposes.

Can you provide any advice for leasehold conveyancing in Cricklade with the intention of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Cricklade can be avoided if you appoint lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the buyers’ conveyancers.
If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to unsettled. If you have the benefit of shareholding in the freehold, you should make sure that you have the original share document. Obtaining a new share certificate can be a time consuming process and slows down many a Cricklade conveyancing transaction. Where a new share certificate is necessary, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. The majority of landlords or managing agents in Cricklade levy fees for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Cricklade.

I own a split level flat in Cricklade, conveyancing was carried out 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Cricklade with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2074

With just 50 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

Are the Cricklade conveyancing lawyers identified as being on the mortgage company conveyancing panel, together with their details provided by the lender?

Cricklade law firm practices and firms carrying out conveyancing in Cricklade themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the bank directly.