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

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the ID of the potential client they are dealing with before they can accept their conveyancing business. The Terms of Engagement that you need to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to provide identification documents, your solicitor can not take you on as a client.

We wanted to use a property lawyer in Pitstone for our house move. Our broker informed us that our bank National Westminster Bank won't deal with them. Why is this not regarded as unduly restrictive?

Pre- 2008 most banks had a different appetite for risk. Almost all Pitstone conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms relating to their operations and their employees as well as establishing certain criteria such a completing on a minimum volume of transactions. Many Pitstone conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Pitstone is amongst the hundreds of locations where the lawyers we recommend are are authorised to act for National Westminster Bank.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial property in Pitstone?

Its becoming the norm that commercial conveyancing solicitors in Pitstone will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Pitstone. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pitstone.

For every commercial conveyancing transaction in Pitstone it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Pitstone commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Pitstone.

Me and my brother own a renovated Georgian house in Pitstone. Conveyancing practitioner represented me and Aldermore. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pitstone and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the work.

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

If you are instructing a solicitor for lease extension works (regardless if they are a Pitstone conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Pitstone conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

If the firm is not ALEP accredited then why not? What are the costs for lease extension conveyancing?

I own a garden flat in Pitstone, conveyancing was carried out 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Pitstone with an extended lease are worth £176,000. The ground rent is £50 per annum. The lease ends on 21st October 2104

With 80 years unexpired the likely cost is going to range between £8,600 and £9,800 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.