I am in a contract race with another prospective purchaser for a property in Amble. What can I do to expedite matters?

In the event that the seller is applying pressure to sign contracts it is highly recommended that your solicitor is familiar with the location as they will have local relationships and knowledge. It is even conceivable that they could have transacted previousproperties in the same street. Therefore consider using a Amble conveyancing solicitor. In addition, double check that the lawyer is on the lender panel. It is understood that 18% of Amble conveyancing transactions are delayed or jeopardised after discovering a buyer’s lawyer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the conveyancing being delayed by as much as 21 days. It is said that this issue impacts approximately 100,000 home sales annually. Most Amble conveyancing firms can not act for certain banks so do check at the outset.

What does my ID and proof of funds have anything to do with my conveyancing in Amble? Is this really necessary?

Amble conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the ID of any client in order to ensure that clients are who they say they are.

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

Evidence of source of monies is also required in compliance with the money laundering laws as lawyers are duty bound to check that the funds you are utilising to buy a property (whether it be the deposit for exchange or the total purchase monies where you are a cash purchaser) has originated from legitimate source (such as an inheritance) as opposed to the fruits of illegitimate behaviour.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Amble is the location of the property. Can you shed any light on this issue?

Flying freeholds in Amble are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Amble you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Amble 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 property.

I need to appoint a conveyancing solicitor for residential conveyancing in Amble. I have stumble across a site which looks to be the ideal solution If there is a chance to get all this stuff done via email 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?

Do you have any top tips for leasehold conveyancing in Amble from the point of view of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Amble can be reduced if you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the purchasers’ representatives.
If you hold a share in a the Management Company, you should ensure that you have the original share certificate. Organising a re-issued share certificate is often a time consuming process and delays many a Amble conveyancing transaction. Where a reissued share certificate is necessary, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity. The majority of freeholders or Management Companies in Amble charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Amble. If you have had conflict with your freeholder or managing agents it is very important that these are settled prior to the flat being marketed. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to ongoing. Some Amble leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.

I purchased a 1st floor flat in Amble, conveyancing was carried out in 2008. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Amble with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease expires on 21st October 2095

With only 70 years unexpired the likely cost is going to span between £9,500 and £11,000 plus 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 are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.