I was advised recently by my financial adviser that my Connahs Quay lawyer is not on the bank Conveyancing panel. What can I do to be sure that this is correct?

Your first step should be to contact your Connahs Quay conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

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

Connahs Quay conveyancing solicitors as well as nationwide property practitioners throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client with a view to ensure that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Utility Bill less than 3 months old).

Confirmation of source of funds is also necessary in compliance with the money laundering laws as solicitors are obliged to check that the funds you are using to buy a property (be it the exchange deposit or the total purchase price if you are a cash purchaser) has originated from legitimate source (such as an inheritance) as opposed to the fruits of criminal behaviour.

We're in Connahs Quay, FTBs purchasing with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when buying a house in Connahs Quay?

Unless a prior purchase of the premises took place after 12 October 2013 you can expect lawyers delivering conveyancing in Connahs Quay to continue to advocate a chancel search and or chancel repair liability insurance.

I’m about to sell my basement apartment in Connahs Quay. Conveyancing has not commenced, but I have recently had a half-yearly service charge demand – what should I do?

The sensible thing to do is clear the service charge as normal given that all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Connahs Quay Leasehold Conveyancing - Sample of Questions you should ask before Purchasing

Does the lease include onerous restrictions? Where a Connahs Quay lease has no more than 80 years it will impact the salability of the property. Check with your bank that they are content with the length of the lease. A short lease means that you will most likely require a lease extension sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you will be be obliged to have been the owner of the residence for two years in order to be legally able to extend the lease. It is important to be aware whether window replacement or some other major work is pending to be shared amongst the tenants and will dramatically increase the the service charges or necessitate a one time invoice.