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

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Client Care letter that you need to sign should reaffirm this. Your lender will also require certain documents to be checked. If you refuse to hand over ID verification documents, your conveyancer will not be able to take you on as a client.

I used Wolstenholmes several years past for my conveyancing in Guisborough. Now, I need my documents however the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Guisborough of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a flat up to £305k and identified one near me in Guisborough I like with a park and railway links nearby, however it's only got 51 years on the lease. I can't really find anything else in Guisborough in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage that many years will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

Last August I purchased a leasehold flat in Guisborough. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a ground floor flat in Guisborough, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Guisborough with an extended lease are worth £206,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2091

You have 66 years unexpired we estimate the price of your lease extension to be between £11,400 and £13,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you 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.

Do I need to have a meeting at the offices of the bank conveyancing panel solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Guisborough so that I can pop in to their offices if necessary.

Most conveyancing panel lawyers for the lender undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Guisborough. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.