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

Willen conveyancing solicitors and indeed property lawyers accross the UK have an obligation 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 identity (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement no older than three months).

Evidence of source of funds is also required in accordance with the money laundering laws as lawyers are duty bound to check that the funds you are utilising to buy a property (whether it be the deposit for exchange or the full purchase price if you are a cash purchaser) has originated from legitimate source (such as employment savings) rather than the proceeds of illegitimate behaviour.

My husband and I decided to purchase a purpose built flat in Willen with a loan from Halifax.We would like to retain our Willen conveyancing lawyer but Halifax says his firm is not on their approved list of firms. It seems we are left with no choice but to instruct a Halifax panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its various provisions, one of which will be that lawyers will be on the Halifax solicitor panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Halifax

I'm purchasing my first flat in Willen with a loan from HSBC Bank. The sellers refused to budge the price so I negotiated 6k of additionals instead. The estate agent advised me not inform my solicitor about the deal as it would put at risk my mortgage with HSBC Bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a flat up to £195,000 and found one close by in Willen I like with open areas and railway links nearby, however it only has 49 years on the lease. I can't really find anything else in Willen in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a home loan the shortness of the lease will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I am employed by a busy estate agent office in Willen where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Willen conveyancing firms. Can you confirm whether the owner of a flat can commence the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I purchased a studio flat in Willen, conveyancing was carried out in 2001. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Willen with an extended lease are worth £196,000. The ground rent is £45 charged once a year. The lease expires on 21st October 2089

With just 64 years remaining on your lease we estimate the premium for your lease extension to span between £15,200 and £17,600 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.