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

It is indeed that case that the requirement set out by your solicitor has nothing to do with conveyancing in Mablethorpe. Nowadays you will not be able to complete any conveyancing transaction in the absence submitting evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a council tax bill. Please note that if you are providing your driving licence as evidence of ID it must be both the paper element as well as the photo card part, one is not satisfactory without the other.

Evidence of your source of funds is mandated in accordance with the Money Laundering Regulations. Please do not be offended when when this is requested of you as your conveyancer will need to have this information on file. Your Mablethorpe conveyancing lawyer will require evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask additional queries regarding the origin of monies.

We are getting a further advance on our home loan from TSB as we wish to carry out improvements to our house in Mablethorpe. Do we need to appoint a high street Mablethorpe solicitor on the TSB conveyancing panel to handle the paperwork?

TSB would not normally appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.

The mortgage over my property is with Skipton for my property in Mablethorpe. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

Skipton must be informed of your intention in advance of renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.

Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Mablethorpe solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Mablethorpe 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.

I am purchasing a new build house in Mablethorpe with the aid of help to buy. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this extras as it would adversely affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are new on the property ladder - agreed a price, yet the agent informed us that the owners will only issue a contract if we use the agent's recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Mablethorpe

We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Mablethorpe conveyancing firm - rather thanthe ones that will earn the estate agent a introducer fee or achieve conveyancing targets pre-set by HQ.

If all goes to plan we aim to complete our sale of a £325,000 garden flat in Mablethorpe in just under a week. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Mablethorpe?

Mablethorpe conveyancing on leasehold flats normally necessitates the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is not legally bound to address such questions most will be willing to assist. They are at liberty to charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge demanded by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, without which the invoice is not strictly payable. In reality one has no choice but to pay whatever is demanded if you want to complete the sale of your home.

I inherited a leasehold flat in Mablethorpe, conveyancing formalities finalised in 1999. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Mablethorpe with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease ceases on 21st October 2094

You have 69 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.