Unfortunately I am unable to travel far from Deeside. Please spell out why all Deeside lawyers are not on all lender panels?

Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It led to banks and building societies pruning a number of firms from their books of approved conveyancing practitioners .

My conveyancer has discovered a a problem with the lease for the apartment we are purchasing in Deeside. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer says that he must be satisfied that the lender is content with this solution. Are we the client or is the bank?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions must be adhered to.

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

To satisfy the Money Laundering Regulations any Deeside conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing where you live.

In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to investigate not simply the ID of conveyancing clients but also the origin of monies that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to inform the relevant authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.

What makes your site different to alternative online quote calculators when it comes to conveyancing in Deeside?

At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Deeside. Unlike many estate agents and brokerage sites we do not have referral deals with solicitors. Many agents and online brokers 'recommend' the firm paying the highest per referral, rather than the best value conveyancing in Deeside

If all goes to plan we aim to complete our sale of a £125,000 flat in Deeside next Friday. The managing agents has quoted £384 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Deeside?

Deeside conveyancing on leasehold maisonettes more often than not involves the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to assist. They are entitled to invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some situations it is above £800. The management information fee invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration fees, without which the invoice is not strictly payable. Reality however dictates that you have no option but to pay whatever is demanded if you want to sell the property.

I inherited a 1 bedroom flat in Deeside, conveyancing having been completed half a dozen 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? Corresponding properties in Deeside with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2082

With 58 years unexpired we estimate the price of your lease extension to range between £23,800 and £27,400 as well as costs.

The suggested premium range 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. You should 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 want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.