In what way does my ID and proof of funds have anything to do with my conveyancing in Rugby? Why is this being asked of me?

To satisfy the Money Laundering Regulations any Rugby conveyancing firm will require evidence of your identity in all conveyancing matters. This is usually satisfied by provision of a passport and an original bank statement or utility bill showing where you reside.

Under Money Laundering Regulations, conveyancing solicitors are duty bound to check not just the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this will lead to your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers are duty bound to make a disclosure to the relevant authorities should they consider that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

Please help - my lawyer advises that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Rugby?

The appropriate level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.

We previously chose conveyancers based in Rugby on the Leeds Building Society solicitor panel. They are now charging me a further charge for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner may charge a fee for this. The charge is not dictated by Leeds Building Society but by your Rugby lawyer. Some firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.

The formalities of my purchase has taken place for my property in Rugby. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

four months have elapsed following my purchase conveyancing in Rugby took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 residence 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.

My husband and I are a fortnight into a leasehold purchase having been referred to a firm by the selling agent to do our conveyancing in Rugby. I am am very disappointed with the level of service. Could you help me find new solicitors?

A lawyer would have to be very bad in order to consider changing them. Has your mortgage offer been issued? In the event that it has you need to advise them of the replacement lawyer and have the offer are re-sent. Your conveyancer should be on the mortgage company panel to avoid added expenses and complications. So that should be your first question of the new solicitors. The search tool will help you find a lender approved solicitor for your home move in Rugby

Having checked my lease I have discovered that there are only 72 years remaining on my lease in Rugby. I now wish to get lease extension but my freeholder is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the lessor. For most situations a specialist would be helpful to carry out a search and prepare an expert document which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Rugby.

Rugby Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

This question is useful as a) areas may result in problems for the block as the communal areas may start to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the running of the building you will wish to have all the details It would be wise to discover as much as you can regarding the company managing the building as they can either make your living at the property much simpler or problematic. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to every day matters such as the cleanliness of the communal areas. Don't be afraid to ask other people what they think of their management. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the appropriate party and precisely what it includes.