What does my ID and proof of funds have anything to do with my conveyancing in Ludlow? Is this really necessary?

Ludlow conveyancing solicitors and indeed property practitioners throughout the UK have an obligation under money laundering regulations to check the identity of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to supply two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Utility Bill less than 3 months old).

Proof of source of funds is also required under the money laundering regulations as conveyancers have a duty to investigate that the money you are utilising to purchase a property (whether it be the deposit for exchange or the total purchase monies where you are buying without a mortgage) has come from a reputable source (such as an inheritance) as opposed to the proceeds of criminal activity.

We have agreed to purchase a house in Ludlow. One unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Lloyds your lawyer must check the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Lloyds where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties nationwide and is not isolated to Ludlow.

I had an offer accepted on an apartment in Ludlow on 18/9/2025, valuation was booked five days later, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have instructed a Ludlow property lawyer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?

RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ludlow surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

In my capacity as executor for the estate of my uncle I am selling a house in Monmouth but reside in Ludlow. My conveyancer (based 250 miles from mehas requested that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Ludlow to attest and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Ludlow based

I am intending to let out my leasehold flat in Ludlow. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Even though your last Ludlow conveyancing solicitor is no longer available you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to seek consent via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without prior permission. Such consent should not be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord for their consent.

I acquired a studio flat in Ludlow, conveyancing was carried out in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Ludlow with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2091

With just 66 years unexpired we estimate the price of your lease extension to be between £11,400 and £13,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

My husband and I hope to acquire our first house in Ludlow. Conveyancing practitioner has been instructed. The broker pointed out that a survey is not necessary as the property was only constructed in 2001.

You would be well advised to have a Home Buyer's Report. Given the property is over ten years old the property will not benefit from a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. The report should highlight any obvious issues and recommend further investigation if appropriate. If there are any signs of problems get a comprehensive Building Survey from the beginning.