In what way does my ID and proof of funds have anything to do with my conveyancing in Beddington? Is this really warranted?

Beddington conveyancing solicitors as well as nationwide property practitioners accross the UK have an obligation under money laundering regulations 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 produce two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement no more than three months).

Evidence of the origin of monies is also necessary under the money laundering regulations as lawyers are mandated to ensure that the monies you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase price where you are buying mortgage free) has come from an acceptable source (such as an inheritance) rather than the proceeds of criminal behaviour.

We were going to get a AIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Beddington solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Beddington solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Beddington building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Beddington conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their published requirements. Who do I believe?

As long as the property lawyer is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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.

After weeks of negotiation I have agreed a price on a house in Beddington. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing my first flat in Beddington with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The estate agent advised me not inform my conveyancer about this deal as it will jeopardize my mortgage with Nottingham Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Beddington I like with amenity areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Beddington suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan that many years will likely be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

What does commercial conveyancing in Beddington cover?

Commercial conveyancing in Beddington covers a broad range of advice, provided by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.