My fiance and I are refinancing our apartment in Amlwch with Aldermore. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Aldermore conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Aldermore conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Aldermore. This is solely used to protect Aldermore if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Aldermore had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

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

Amlwch conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under money laundering regulations to check the ID of any client in order to ensure that clients are who they say they are.

Conveyancing clients will need to provide two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement less than 3 months old).

Proof of the origin of funds is also necessary in accordance with the money laundering regulations as conveyancers have a duty to investigate that the money you are using to buy a property (whether it be the deposit for exchange or the full purchase price where you are buying without a mortgage) has come from legitimate source (such as employment savings) and is not the proceeds of criminal behaviour.

The Amlwch conveyancing lawyers that just started acting on my house acquisition in Amlwch have suddenly closed. I only went with them because I needed a lawyer on the Nottingham conveyancing panel and my preferred Amlwch lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?

If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

Will our lawyer be asking questions regarding flooding during the conveyancing in Amlwch.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Amlwch. There are those who buy a house in Amlwch, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, however there are a number of checks that may be carried out by the buyer or by their conveyancers which should give them a better understanding of the risks in Amlwch. The conventional set of information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover whether the property has historically flooded. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser could issue a claim for damages as a result of such an inaccurate reply. A buyer’s solicitors should also carry out an enviro report. This will indicate if there is any known flood risk. If so, further inquiries will need to be made.

I own a leasehold house in Amlwch. Conveyancing and Virgin Money mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Amlwch who previously acted has now retired. Any advice?

First make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Amlwch conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a 2 bed flat in Amlwch, conveyancing formalities finalised February 2001. How much will my lease extension cost? Comparable properties in Amlwch with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2094

With just 69 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.