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

In order to comply with Money Laundering Regulations any Bramley conveyancing firm will require proof of identity in all conveyancing matters. This is usually dealt with by provision of a passport and an original bank statement or utility bill showing where you live.

Under Money Laundering Regulations, conveyancing solicitors are required to validate not simply the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this will lead to your conveyancer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to notify the appropriate authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.

We are purchasing a detached bungalow in Bramley. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to determine if these alterations are allowed?

Your solicitor should review the deeds as conveyancing in Bramley can occasionally identify restrictions in the title documents which prohibit categories of works or necessitated the permission of a 3rd party. Many works need local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.

I'm spending time looking at flats in Bramley and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Virgin Money.

You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.

The formalities of my purchase has taken place for my property in Bramley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

How can the Landlord & Tenant Act 1954 impact my commercial offices in Bramley and how can your lawyers assist?

The 1954 Act affords protection to commercial lessees, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Bramley is one of our many locations in which our lawyers are based

I am employed by a busy estate agent office in Bramley where we see a number of leasehold sales jeopardised as a result of short leases. I have been given contradictory information from local Bramley conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible 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 buyer.

I own a ground floor flat in Bramley, conveyancing having been completed in 2006. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Bramley with a long lease are worth £216,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2095

With just 69 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

Should I be concerned if there is an issue with one of the searches for my conveyancing in Bramley?

Usually, almost all concerns revealed in Bramley conveyancing search results can be handled before completion or indemnity insurance may be taken. You should note that even though you may be buying the property and might be willing to live with the search results, your mortgage lender may not, and when all said and done the decision rests with them.