I was referred a lawyer who has sent a quote for £1400 for freehold conveyancing in Ironbridge. I am looking to sell a Edwardian property for £275,000. This seems over the top. Is it in excess of what I should be paying for conveyancing in Ironbridge?

The costs illustration is fractionally on the high side. If you shop around you may be able to trim some of the cost by perhaps £100 plus VAT. On the other hand, you mightcome to regret choosing an an unknown solicitor. If is important to be sure that the solicitor can act for your mortgage company. You can employ our comparison tool to choose a Ironbridge conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Ironbridge.

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

Ironbridge conveyancing solicitors and indeed property lawyers accross the UK have a duty under Anti-terror and anti-money-laundering rules to verify the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement less than 3 months old).

Confirmation of the origin of funds is also necessary in compliance with the money laundering laws as solicitors are required to check that the funds you are utilising to purchase a property (whether it be the deposit for exchange or the total purchase monies if you are buying without a mortgage) has originated from a reputable source (such as an inheritance) as opposed to the proceeds of criminal activity.

I had intended to instruct a property lawyer in Ironbridge for our house purchase. Our broker informed us that our bank Barnsley Building Society won't deal with them. Why is this not regarded as unfair competition?

Lenders in the main restrict either the category or the volume of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have decided to limit the number of solicitor practices they use to represent them. Be aware that Barnsley Building Society have no responsibility for the quality of advice provided by any member of Barnsley Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there are mixed views about the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Ironbridge only conduct one or two conveyances per annum.

We are getting a further advance on our mortgage from Lloyds as we intend to carry out a loft conversion to our home in Ironbridge. Do we need to select a high street Ironbridge solicitor on the Lloyds conveyancing panel to deal with the paperwork?

Lloyds would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Ironbridge building society branch on various occasions and was told it wasn't a problem and they would lend. My Ironbridge conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the property lawyer is on the lender panel, they must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ironbridge solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ironbridge postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Ironbridge.

Am I best advised to instruct a Ironbridge conveyancing lawyer based in the area that I am buying? An old friend can handle the conveyancing but her office is over three hundred miles away.

The primary upside of using a local Ironbridge conveyancing practice is that you can pop in to sign paperwork, deliver your ID and apply pressure on them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were impressed that must trump using an unfamiliar Ironbridge conveyancing solicitor solely due to them being Ironbridge based.