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

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms of Engagement that you are required to sign will no doubt 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. Should you refuse to hand over ID verification documents, your conveyancer can not take you on as a client.

We are buying a flat in Thame. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to deposit money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

After weeks of negotiation I have agreed a price on an apartment in Thame. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. Shortly after, the conveyancer contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Bank of Ireland have agreed my home loan in principle, my bid on a flat in Thame has been agreed to, what happens next?

Your property agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Telephone Bank of Ireland or the financial adviser and complete any appropriate paperwork. Bank of Ireland will sellect a valuer who will get in touch with the estate agent or owners to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Thame.

I used Wolstenholmes a few years past for my conveyancing in Thame. Now, I need the documents however cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thame of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does the Landlord & Tenant Act 1954 impact my business premises in Thame and how can you help?

The particular law that you refer to affords security of tenure to commercial leaseholders, granting the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Thame is one of our many areas of the UK in which our lawyers are based

I am looking at a two flats in Thame both have in the region of forty five years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Thame. The lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the value of the lease deteriorates and it becomes more costly to acquire a lease extension. For this reason it is generally wise to extend the lease term. Sometimes it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this area.

I purchased a split level flat in Thame, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Thame with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2101

With just 75 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.