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

Worcester conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to ensure that clients are who they say they are.

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

Confirmation of source of funds is also necessary in accordance with the money laundering regulations as solicitors are mandated to investigate that the money you are using to acquire a property (whether it be the deposit for exchange or the full purchase price where you are a cash purchaser) has come from a reputable source (such as an inheritance) and is not the proceeds of criminal behaviour.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Worcester is where the house is located. Is there any guidance you can give?

Flying freeholds in Worcester are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Worcester you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Worcester may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I need to retain a conveyancing solicitor for leasehold conveyancing in Worcester. I've discover a site which looks to be the ideal solution If it is possible to get all this stuff completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Jane (my partner) and I may need to rent out our Worcester ground floor flat temporarily due to taking a sabbatical. We used a Worcester conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Worcester do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I inherited a studio flat in Worcester, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Worcester with a long lease are worth £216,000. The ground rent is £50 levied per year. The lease expires on 21st October 2093

With 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

I pay a maintenance fee for my property in Worcester. Due to redundancy and personal issues I slipped behind with remittance. The management company agreed a payment schedule but there is still in the region of £2000 due to be paid.

I now wish to sell and I am concerned this can threaten to derail the sale if I have to settle the arrears first. Do I have to settle before - is this achievable?

Do speak with the property lawyer handling your Worcester conveyancing but it might be possible to agree for the outstanding amount to be passed to the purchasers. The contractual price payable would be reduced to reflect the amount of debt they take on. They would then discharge the arrears once they are the owners.