All was ready to move into my new home in Bridgnorth next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Bridgnorth.

I am assisting my sister sell her property in Bridgnorth. Does the conveyancing solicitor commission an EPC or do I organise this?

Following the demise of HIPs, energy assessments became a required element of moving house. An energy performance certificate needs to be commissioned before the property is advertised. It is not something that lawyers ordinarily organise. Where you are using a Bridgnorth conveyancing practitioner they might be willing to arrange energy performance certificates due to their contacts with long established Bridgnorth accredited person

This question may be naive but I am unexperienced as FTB of a ground floor flat in Bridgnorth. Do I collect the keys to the property on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Bridgnorth?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and once they have received this, you should be able to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

Planning on purchasing a house in Bridgnorth. 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 Bank of Ireland 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 Bridgnorth conveyancer is on the Bank of Ireland conveyancing panel.

It has been 2 months since my purchase conveyancing in Bridgnorth completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

In my capacity as executor for the will of my grandmother I am disposing of a residence in Cardiff but live in Bridgnorth. My solicitor (based 235 kilometers awayrequires that I sign a stat dec before completion. Could you suggest a conveyancing solicitor in Bridgnorth to witness and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Bridgnorth based

In relation to leasehold conveyancing in Bridgnorth what are the most common lease problems?

Leasehold conveyancing in Bridgnorth is not unique. All leases are individual and drafting errors can result in certain sections are not included. The following missing provisions could result in a defective lease:

Repairing obligations to or maintain parts of the premises Maintenance charge proportions which don’t add up to the correct percentage

You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Bank of Scotland, and Alliance & Leicester all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.

Bridgnorth Leasehold Conveyancing - Examples of Questions you should ask before buying

If a Bridgnorth lease has less than 80 years it will impact the salability of the property. Check with your mortgage company that they are content with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Bridgnorthlease extensions you would be required to have owned the property for a couple of years before you are entitled to carry out a lease extension. Generally speaking the outlay for major works are not built into the maintenance charges, albeit that some managing agents in Bridgnorth require tenants to contribute towards a sinking fund created for the specific purpose of establishing a fund for larger repairs or maintenance.