What does my ID and proof of funds have anything to do with my conveyancing in Ruabon? Why is this being asked of me?

To satisfy the Money Laundering Regulations any Ruabon conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility account showing where you live.

Under Money Laundering Regulations, conveyancers are required to check not simply the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this may lead to your lawyer cancelling their relationship 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 notify the appropriate authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.

My lender has suggested solicitors on their panel based in Ruabon but I would rather use a conveyancing lawyer in Ruabon round the corner to me. Are you able to help?

Not all Ruabon conveyancing practices are on all banks conveyancing panel. Use our find an approved solicitor tool to find a Ruabon conveyancing firm on the on the bank panel.

If you had a top tip for choosing a conveyancing solicitor in Ruabon what would it be?

We would encourage you not to go for the cheapest Ruabon conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I have paid off my mortgage with Barclays. I assume I don't need a Ruabon conveyancing practitioner on the Barclays panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Barclays has sent the Land Registry the discharge electronically, and
3. Barclays has instructed the Land Registry to do so

Intending to buy a apartment in Ruabon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ruabon conveyancing practitioner is on the HSBC conveyancing panel.

Me and my brother have a renovated Victorian house in Ruabon. Conveyancing lawyer acted for me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ruabon and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing practitioner who conducted the work.

Having had my offer accepted I require leasehold conveyancing in Ruabon. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

Assuming the lease is registered - and almost all are in Ruabon - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a split level flat in Ruabon, conveyancing was carried out in 2002. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Ruabon with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2100

With only 74 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.