In what way does my ID and proof of funds have anything to do with my conveyancing in Shaw? Is this really necessary?

You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Shaw. Nowadays you will not be able to complete any conveyancing process if you have not supplying proof of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Please note that if you are supplying your driving licence as evidence of ID it must be both the paper element and photo card part, one is not satisfactory in the absence of the other.

Proof of your source of monies is required in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your conveyancer must have this information on record. Your Shaw conveyancing practitioner will require evidence of proof of funds prior to accepting any funds from you into their client account and they should also ask additional questions regarding the origin of monies.

I have a mortgage with Yorkshire BS for my property in Shaw. Conveyancing has been completed 12 months 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 buy-to-let mortgage or inform Yorkshire BS?

Yorkshire BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let 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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.

I can not fathom if my bank requires a lease extension. I have called my Shaw bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Shaw conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their published requirements. I have no idea who is right.

Your conveyancer has to follow the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Co-operative have agreed my home loan in principle, my offer on a house in Shaw has been agreed to, what are the next steps?

The estate agent will want to be informed of your solicitor's details (be sure the solicitors are on the bank’s approved list). Telephone Co-operative or the broker and finish off any relevant paperwork. Co-operative will appoint a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Co-operative will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shaw.

My relative recommended that if I am purchasing in Shaw I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Shaw conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Shaw around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Shaw.

My husband and I are new on the property ladder - had an offer accepted, yet the estate agent advised that the owners will only go ahead if we appoint the agent's preferred conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer who is familiar with conveyancing in Shaw

We suspect that the seller is unaware of this requirement. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Shaw conveyancing firm - not the ones that will provide their negotiator at the agency a introducer fee or meet his conveyancing targets set by senior management.

Should one remove a deceased person's details from the title register for a property in Shaw?

If a Shaw property is jointly owned and one of the proprietors dies, the name will not automatically be removed from the title deeds. It is not necessary to remove their name as when it comes to a disposal you would just be asked to evidence why the joint owner is missing from the conveyance, such as the probate documents.

With the aim of making the sale conveyancing smoother for the sale of the property you may arrange to have the deceased name erased from the title entries by submitting an application to HM Land Registry with proof of the death. There is no land registry fee payable.