I do hope you can help me. My Stoke Sub Hamdon conveyancer is assuring me that he has toorder Stoke Sub Hamdon conveyancing searches becausethe firm are on the Virgin Moneyapproved lawyer panel. Is my solicitor correct?

You have limited options available to you. As you are taking a mortgage with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Stoke Sub Hamdon conveyancing searches.

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

Stoke Sub Hamdon conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (usually a Bank Statement no more than three months).

Proof of source of funds is also necessary under the money laundering laws as conveyancers are mandated to investigate that the monies you are using to purchase a property (be it the exchange deposit or the total purchase monies where you are a cash purchaser) has come from a reputable source (such as an inheritance) as opposed to the product of illegitimate behaviour.

Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Stoke Sub Hamdon.

The risk of flooding is if increasing concern for lawyers dealing with homes in Stoke Sub Hamdon. There are those who purchase a property in Stoke Sub Hamdon, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or by their lawyers which can figure out the risks in Stoke Sub Hamdon. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the seller to discover if the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a buyer may commence a legal claim for losses resulting from an misleading reply. The buyer’s conveyancers should also commission an environmental report. This will reveal if there is a recorded flood risk. If so, further investigations should be made.

Just acquired a detached house in Stoke Sub Hamdon , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Stoke Sub Hamdon conveyancing solicitor works at snail pace, so I want to be sure the registration is addressed.

As far as conveyancing in Stoke Sub Hamdon registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry communicate with any interested parties. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration is effected after the buyer has moved in to the premises so registration formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

I am intending to rent out my leasehold flat in Stoke Sub Hamdon. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

The lease dictates relations between the freeholder and you the leaseholder; specifically, it will say if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Stoke Sub Hamdon do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I acquired a garden flat in Stoke Sub Hamdon, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Stoke Sub Hamdon with a long lease are worth £265,000. The ground rent is £50 yearly. The lease ceases on 21st October 2101

You have 76 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account 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.