I am hoping to complete my purchase in Fleetwood next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the bank 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 Part 2 requirements. These obligations are not limited to conveyancing in Fleetwood.

Having spent time looking at consumer advice sites for a cheap solicitor in Fleetwood, many advise that I should instruct a CQS accredited solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Fleetwood is one of the many areas in England and Wales where there are Accredited solicitors.

Due to the encouragement of my in-laws I had a survey completed on a property in Fleetwood before instructing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks will not grant a loan on a flying freehold property.

It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Fleetwood. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fleetwood to see if the conveyancing costs will increase in light of this.

I have been sourcing a conveyancing practitioner in Fleetwood for my house move. Can I review a solicitor's record with the legal regulator?

Anyone may search for presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA could recorded call for training requirements.

There are only 62 years unexpired on my lease in Fleetwood. I need to get lease extension but my landlord is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. In some cases a specialist would be useful to try and locate and prepare an expert document which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court covering Fleetwood.

Fleetwood Leasehold Conveyancing - Examples of Queries Prior to buying

You should be aware if it is no more than eighty years it will have adverse implications on the salability of the flat. It is worth checking with your lender that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will most likely require a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you would need to own the premises for a couple of years in order to be eligible to exercise a lease extension. Are there any major works on the horizon that could add a premium to the service charges? The prefered form of lease arrangement is where the freehold title is owned by the leaseholders. In this arrangement the tenants have being in charge if their destiny and although a managing agent is often retained if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves.