I am obtaining a mortgage with Halifax. I intend to use a Licensed Conveyancer in Wycombe Marsh. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?

The Halifax conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

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

You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Wycombe Marsh. Nowadays you can not complete any conveyancing deal if you have not supplying evidence of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Please note that if you are providing your driving licence as evidence of identification it needs to be both the paper part as well as the photo card part, one is not acceptable in the absence of the other.

Verification of your origin of money is necessary under Money Laundering Regulations. Don’t be offended when when this is requested of you as your lawyer must retain this information on record. Your Wycombe Marsh conveyancing practitioner will require evidence of proof of funds before they are able to accept any monies from you into their client account and they may also ask further questions concerning the origin of monies.

Can you clarify what the consequences are if my lawyer’s firm is expelled from the Skipton Solicitor panel ahead of completing my conveyancing in Wycombe Marsh?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Wycombe Marsh I like with open areas and railway links in the vicinity, however it's only got 49 years on the lease. There is not much else in Wycombe Marsh suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

I have today had an offer accepted on an apartment in Wycombe Marsh and the broker that we are dealing with recommended his conveyancing practitioner. He quoted £1000 excluding VAT and 3rd party costs. Does this sound like a good deal?

Don't just go on a single estimate. You should obtain like-for-like quotes for your conveyancing in Wycombe Marsh. Then select one that you are comfortable with and crucially, is on the approved panel of the bank that you are sourcing your mortgage from.