Our lawyer has uncovered a defect with the lease for the apartment we are buying in Coven. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that he must check that the bank is happy with this solution. Who is the client here, us or the bank?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. These conveyancing instructions must be adhered to.

Can you explain why leasehold purchase conveyancing in Coven costs more?

The conveyancing charges on a leasehold premises in Coven is inevitably greater as compared to a freehold transaction. This is due to the additional work required in dealing with the landlord and managing agents to obtain evidence concerning whether the rent and service fee have been discharged and whether there are any major works due in the foreseeable future on repairs or maintenance of the building.

My wife and I have organised the release of further monies on our home loan from Kent Reliance as we want to carry out renovations to our house in Coven. Are we obliged to appoint a local Coven solicitor on the Kent Reliance conveyancing panel to handle the paperwork?

Kent Reliance do not ordinarily instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.

We have agreed to purchase a house in Coven. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

Given that your lender is UBS your lawyer must follow the formal requirements contained in Part two of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease does not meet these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Coven.

I have decided to exercise my right to buy my property in Coven off the council. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

I have been on the look out for a flat up to £235,500 and found one near me in Coven I like with amenity areas and transport links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Coven for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan the shortness of the lease may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I own a leasehold house in Coven. Conveyancing and Virgin Money mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Coven who previously acted has now retired. Any advice?

First contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Coven conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Coven Conveyancing for Leasehold Flats - A selection of Queries before buying

Its a good idea to find out as much as possible about the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to every day matters like the cleanliness of the communal areas. Ask other people what they think of their management. In conclusion, be sure you discover the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what it includes. Does this lease have more than 80 years left? How much is the ground rent and service charge?