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

You are right in these requests have nothing to do with conveyancing in Ely. Nowadays you can not complete any conveyancing process if you have not submitting proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are supplying your driving licence as proof of ID it must be both the paper section and photo card part, one is not acceptable in the absence of the other.

Verification of your source of funds is mandated under Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancing solicitor must retain this information on file. Your Ely conveyancing lawyer will require evidence of proof of funds before they are able to accept any money from you into their client account and they may also ask further questions regarding the origin of monies.

I can see plenty of here about conveyancing in Ely but can you isolate your top tip for selecting the right conveyancer in Ely

We would encourage you not to go for the lowest Ely conveyancing fees. 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.

My bid for a property was accepted at auction in Ely. Conveyancing is necessary. What is next?

Having to in every practical sense signed on the dotted line you will need to retain a conveyancing practitioner soon as you now have a tight a fixed date to complete the conveyancing. All auction property should have a bespoke legal pack. This should include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must hand this to the lawyer instructed by you ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.

It is unclear whether my lender requires a lease extension. I have telephoned my Ely bank branch on various occasions and was informed it wasn't an issue and they would lend. My Ely conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?

The property lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have been told that property searches are the main cause of obstruction in Ely house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Ely.

I've recently bought a leasehold house in Ely. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Ely Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

It is important to be aware whether window replacement or some other significant cost is due in the foreseeable future that will be shared between the leaseholders and will dramatically impact the level of the service fees or result in a one off invoice. Who are the managing agents? Does the lease have in excess of 80 years left?

I am considering instructing an online property lawyer ahead of a Ely conveyancing firm. Any advice?

Numerous benefits exist in being able to attend a local Ely conveyancing solicitor for example

• signing documents on short notice
• getting face-to-face explanations of matters that need explaining
• the ability to raise concerns if matters are not going as expected

When checking quotes, look out for hidden extras. Most decent Ely high street solicitors give an all-inclusive price. Often online agents appear to offer discounted prices, but have burried 'extras' in the in the terms and conditions.