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

Ainsdale conveyancing solicitors as well as nationwide property practitioners accross 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 identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).

Proof of the origin of funds is also necessary under the money laundering laws as conveyancers are required to check that the money you are using to acquire a property (whether it be the deposit for exchange or the total purchase monies where you are a cash purchaser) has originated from a reputable source (such as employment savings) rather than the fruits of illegitimate behaviour.

What is the difference between a licensed conveyancer and conveyancing solicitor in Ainsdale

Two types of professional can conduct conveyancing in Ainsdale namely licenced conveyancers or solicitors. Both professionals handle the legal services that required to complete the sale or purchase of property. They are both obliged to conduct Ainsdale conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be properly carried out and that all requisite steps should be suitably adhered to.

When it comes to mortgage companies such as TSB, do Ainsdale conveyancers have to pay an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I am selling my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being difficult. The Ainsdale solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Over the last few months I have been searching for a flat up to £245,000 and found one close by in Ainsdale I like with amenity areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Ainsdale in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

My partner and I may need to let out our Ainsdale garden flat temporarily due to taking a sabbatical. We instructed a Ainsdale conveyancing firm in 2004 but they have since shut and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?

Notwithstanding that your last Ainsdale conveyancing solicitor is not around you can review your lease to see if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain consent via your landlord or some other party prior to subletting. The net result is you not allowed to sublet without prior permission. Such consent should not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

Ainsdale Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

The majority of Ainsdale leasehold apartments will be liable to pay a service bill for maintenance of the building invoiced on behalf of the freeholder. If you purchase the apartment you will have to pay this amount, normally in instalments during the year. This may vary from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge to be met yearly, ordinarily this is not a exorbitant amount, say around £50-£100 but you need to enquire as sometimes it can be many hundreds of pounds. Who is in charge of the building? Make sure you investigate if the the lease includes any onerous restrictions in the lease. By way of example it is reasonably common in Ainsdale leases that pets are not allowed in in a block in Ainsdale. If you love the propertyin Ainsdale but your cat can’t move with you then you have a very hard compromise.

We are in the process of acquiring a house in Ainsdale. Can our property lawyer keep our purchase price confidential from sites such as Rightmove. what can I do to make sure this is not disclosed?

HMLR by statute are bound to specify price paid information on a register of the title for residential properties countrywide which includes properties in Ainsdale. The Title Register is an open document, so HM Land Registry would be breaching their statutory duty if they failed to permit access to the register.

In essence you can ask the Land Registry to hide the amount paid entry yet the answer would be a No.