It has come to my attention via my estate agent that my West Ewell the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I check?

The first thing you need to do is to contact your West Ewell conveyancer. You lawyer should notify you of the situation. If they are not on the panel they may recommend you to a West Ewell conveyancing practice that is on the conveyancing panel for your bank.

What does my ID and proof of funds have anything to do with my conveyancing in West Ewell? What am I being asked for?

West Ewell conveyancing solicitors and indeed property practitioners accross the UK have an obligation under money laundering regulations to verify the identity 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 (usually a Passport or Driving Licence) and proof of address (usually a Bank Statement no older than three months).

Evidence of the origin of monies is also necessary in accordance with the money laundering statutes as lawyers are duty bound to ensure that the money you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase price where you are buying without a mortgage) has originated from legitimate source (such as employment savings) as opposed to the proceeds of illegitimate behaviour.

I have been on the look out for a ground for flat up to £195,000 and identified one close by in West Ewell I like with amenity areas and station nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in West Ewell for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

Am I best advised to instruct a West Ewell conveyancing lawyer based in the vicinity that I am buying? I have an old university friend who can conduct the legal work but they are based a couple of hundredkilometers away.

The benefit of a local West Ewell conveyancing practice is that you can visit the firm to sign documents, hand in your identification documents and pester them if necessary. Having local West Ewell know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that must surpass using an unfamiliar West Ewell conveyancing lawyer solely due to them being West Ewell based.

My wife and I purchased a leasehold flat in West Ewell. Conveyancing and Accord Mortgages Ltd mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in West Ewell who acted for me is not around. Any advice?

First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a West Ewell conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a leasehold flat in West Ewell, conveyancing formalities finalised 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in West Ewell with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease terminates on 21st October 2085

With just 60 years left to run we estimate the price of your lease extension to span between £20,000 and £23,000 as well as costs.

The figure that we have given is 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 comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.