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

Lacock conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to supply two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill no more than three months).

Confirmation of the origin of monies is also required under the money laundering statutes as lawyers are obliged to investigate that the monies you are utilising to purchase a property (be it the exchange deposit or the full purchase monies where you are buying mortgage free) has originated from an acceptable source (such as employment savings) and is not the fruits of criminal activity.

Is it correct that all Lacock CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved practices?

A selection of lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

We previously appointed solicitors based in Lacock on the Clydesdale solicitor panel. They are now charging me a further sum for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not dictated by Clydesdale but by your Lacock lawyer. Numerous firms on the Clydesdale panel will quote ’dealing with mortgage’ fee and others do not.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Lacock building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My Lacock 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. I simply don't know who is right.

Provided that the conveyancing practitioner is on the bank panel, she or he must comply with the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

How does conveyancing in Lacock differ for newly converted properties?

Most buyers of new build residence in Lacock come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Lacock tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lacock or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Lacock is the location of the property. Is there any guidance you can impart?

Flying freeholds in Lacock are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lacock you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lacock may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Having checked my lease I have discovered that there are only Seventy years left on my lease in Lacock. I am keen to get lease extension but my freeholder is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the lessor. In some cases a specialist would be useful to conduct investigations and prepare an expert document to be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Lacock.

I inherited a split level flat in Lacock, 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 Lacock with an extended lease are worth £181,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2076

With only 51 years unexpired the likely cost is going to span between £30,400 and £35,200 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.