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

Tremeirchion conveyancing solicitors and indeed property practitioners throughout the UK have a duty under money laundering regulations to check the identity of any client in order to ensure that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill no more than three months).

Evidence of the origin of monies is also required in compliance with the money laundering statutes as solicitors are duty bound to investigate that the funds you are using to acquire a property (be it the exchange deposit or the total purchase monies where you are a cash purchaser) has originated from an acceptable source (such as an inheritance) as opposed to the product of criminal behaviour.

I'm the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Tremeirchion. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in December. Do I have to wait half a year to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most lenders would take a practical view as this obligation primarily exists to pick up on subsales or the flipping of properties.

The mortgage over my property is with Skipton for my property in Tremeirchion. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?

Skipton must be informed of your intention before letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel lawyer.

Planning on purchasing a maisonette in Tremeirchion. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tremeirchion property lawyer is on the Virgin Money conveyancing panel.

I have been told that property searches are the main reason for obstruction in Tremeirchion conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Tremeirchion.

I am a negotiator for a reputable estate agent office in Tremeirchion where we see a few flat sales jeopardised as a result of short leases. I have received conflicting advice from local Tremeirchion conveyancing firms. Please can you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as 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. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord 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.

Leasehold Conveyancing in Tremeirchion - Examples of Questions you should consider before Purchasing

Best to be warned whether window replacement or some other significant cost is due in the near future that will be shared by the leasehold owners and will dramatically increase the the maintenance charges or result in a one time payment. Its a good idea to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to day to day issues such as the tidiness of the common parts. Enquire of other tenants what they think of them. On a final note, find out the dates that the service fees are due to the relevant party and specifically how they are spending that money. What restrictions are there in the Tremeirchion Lease?

My brother mentioned that when selecting a conveyancing solicitors they must be approved by your mortgage company. I am new to the process but I have an offer in principle with Santander and I already have a high street conveyancing lawyer in Tremeirchion lined up. Does Santander require an approved conveyancer to be used? Does a directory of panel firms even exist for my conveyancing in Tremeirchion?

You need to instruct a solicitor that is on the Santander panel. Just call your preferred Tremeirchion conveyancing solicitor to check if they are on the Santander panel. If they are not approved you have numerous alternatives open to you here:

• Complete the purchase with your chosen Tremeirchion property lawyer but Santander will undoubtedly instruct a lawyer on their conveyancing panel. The net result is additional cost together with potential delay.
• Get a fresh lawyer to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
• Convince your solicitor to pull out all the stops to get accepted on the Santander conveyancing panel.