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

To satisfy the Money Laundering Regulations any Shipley conveyancing firm will require proof of identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing where you reside.

Under Money Laundering Regulations, conveyancers are required to ascertain not just the ID of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this may lead to your solicitor cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to inform the relevant authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.

My property lawyer in Shipley is not listed on the Bank of Ireland Conveyancing Panel. Is it possible for me to retain my family solicitor even though they are excluded from the Bank of Ireland list of approved lawyers?

The limited options available to you here include:

1. Carry on with your preferred Shipley lawyers but Bank of Ireland will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges and result in delays.
2. Get an alternative practitioner to to deal with the purchase, not forgetting to check they are Convince your solicitor to use their best endeavours to join the Bank of Ireland conveyancing panel

Should my conveyancer be asking questions about flooding during the conveyancing in Shipley.

Flooding is a growing risk for lawyers specialising in conveyancing in Shipley. Some people will acquire a property in Shipley, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their solicitors which will figure out the risks in Shipley. The conventional set of completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to discover whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not revealed by the vendor, then a purchaser could bring a legal claim for losses resulting from an inaccurate answer. The purchaser’s lawyers may also conduct an environmental search. This will disclose whether there is any known flood risk. If so, more detailed investigations will need to be initiated.

Can you provide any top tips for leasehold conveyancing in Shipley from the point of view of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Shipley can be reduced if you instruct lawyers the minute your agents start advertising the property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers.
If there is a history of any disputes with your landlord or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve 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 purchasers, but it is better to reveal the dispute as over rather than unsettled. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Organising a re-issued share certificate is often a time consuming process and slows down many a Shipley conveyancing deal. Where a new share is needed, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example installed wooden flooring? Shipley leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. Should you dont have the approvals to hand do not contact the landlord without contacting your conveyancer before hand. You may think that you are aware of the number of years left on your lease but you should double-check by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to where the remaining number of years is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.

I am the registered owner of a 1 bedroom flat in Shipley, conveyancing having been completed February 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Shipley with over 90 years remaining are worth £171,000. The ground rent is £50 per annum. The lease runs out on 21st October 2104

You have 79 years left to run the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

At long last a loan agreement from a bank for the refinancing of my 2 bedroom apartment is expected by the end of next week. Are you able to recommend an efficient remortgage conveyancing lawyer in Shipley ?

You have come to the wrong place to search for the lowest fares for conveyancing in Shipley. Our goal is to offer value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies offering £99 conveyancing in Shipley.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for additional fee and still not get the service you were hoping for.