My nephew is purchasing a new build apartment in Maghull with a mortgage from Lloyds. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

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

Maghull conveyancing solicitors and indeed property lawyers accross the UK have a duty under money laundering regulations to verify the identity of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to provide two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).

Evidence of the origin of monies is also required under the money laundering statutes as conveyancers are required to ensure that the money you are using to purchase a property (whether it be the deposit for exchange or the full purchase monies where you are a cash purchaser) has originated from an acceptable source (such as employment savings) rather than the product of illegitimate behaviour.

Having invested time looking at mumsnet.com for a high-quality solicitor in Maghull, many comment that I must look for a CQS kitemarked lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes via the scheme protocol the standard includes many organisations who execute conveyancing in Maghull.

I am downsizing from my property. My former solicitors closed down. I am in need of a recommendation of a conveyancing firm. Im based in Maghull if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in Maghull. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

What advice can you give us when it comes to finding a Maghull conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Maghull conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Maghull conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

Can they put you in touch with clients in Maghull who can give a testimonial? If the firm is not ALEP accredited then why not?

I inherited a studio flat in Maghull, conveyancing was carried out 8 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? Equivalent flats in Maghull with a long lease are worth £176,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2105

With just 80 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 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 advice on the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.