What does my ID and proof of funds have anything to do with my conveyancing in Neston? Why is this being asked of me?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the ID of the potential client they are dealing with before they can accept their conveyancing instruction. The Terms of Engagement that you need to sign will no doubt reaffirm this. Your lender will also require certain documents to be checked. Should you are unwilling to provide ID verification documents, your solicitor would not be able to accept instructions from you.

five months have elapsed following my purchase conveyancing in Neston completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying my first flat in Neston with a loan from Virgin Money. The sellers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my lawyer about the extras as it will affect my mortgage with Virgin Money. 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.

I am looking for a leasehold apartment up to £195,000 and found one near me in Neston I like with open areas and railway links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Neston suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you require a mortgage that many years may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I have just placed an offer on an apartment in Neston and the estate agent that we are using recommended his property lawyer. He quoted £1000 excluding VAT and disbursements. Does this sound like a good deal?

You should not rely on 1 estimate. You should obtain like-for-like quotes for your conveyancing in Neston. Then select one that you trust and just as important, is on the approved panel of the mortgage company that you are sourcing your mortgage from.