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

It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Newquay. However these days you can not proceed with any conveyancing transaction in the absence handing over proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a bank statement. Remember if you are providing your driving licence as evidence of identification it must be both the paper part as well as the photo card part, one is not satisfactory in the absence of the other.

Evidence of the origin of funds is necessary under Money Laundering Regulations. Please do not be offended when when this is requested of you as your lawyer will need to have this information on record. Your Newquay conveyancing lawyer will need to see evidence of proof of funds before they are able to accept any monies from you into their client account and they will also ask additional questions regarding the origin of monies.

We are purchasing a flat in Newquay. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We have a mortgage agreed in principle with Bank of Ireland. Newquay conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

There is no definitive answer here. Have Bank of Ireland done the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The formalities of my purchase has taken place for my property in Newquay. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel 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.

Will my solicitor be making enquiries about flooding as part of the conveyancing in Newquay.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Newquay. Some people will acquire a property in Newquay, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a various searches that may be undertaken by the buyer or by their solicitors which should give them a better appreciation of the risks in Newquay. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover if the premises has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the owner, then a purchaser could bring a legal claim for losses resulting from an incorrect response. A purchaser’s conveyancers will also order an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed investigations will need to be made.

My business partner and I are intending to take an assignment of a lease of a shop on a shopping parade. Can you recommend lawyers offering no-move-no charges for commercial conveyancing in Newquay for under £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Newquay, including the disposal and purchase of businesses as well as simply premises. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. As for the fees these will vary based on the structure and terms of the proposed transaction. Please provide us with your contact information or call so as to enable us to provide you with comprehensive commercial conveyancing calculation.

Can you provide any top tips for leasehold conveyancing in Newquay with the aim of expediting the sale process?

• Much of the delay in leasehold conveyancing in Newquay can be bypassed where you appoint lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ solicitors.
You may think that you are aware of the number of years left on your lease but it would be wise to double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. 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 particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unresolved. Some Newquay leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is 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 service charge figures so that they can pass this information on to the purchasers or their lawyers.

I bought a 2 bed flat in Newquay, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Newquay with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2076

You have 51 years remaining on your lease the likely cost is going to span between £30,400 and £35,200 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.