I am hoping to move into my new home in Gallows Corner next Thursday. My solicitor now wants me to supply her with proof of content and building insurance for the property 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?

All property lawyers on acting for mortgage companies 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 instructions. These requirements are not unique to conveyancing in Gallows Corner.

I have decided to exercise my right to buy my property in Gallows Corner off the council. I have a mortgage offer with Clydesdale. 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 use 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

The mortgage over my property is with Co-operative for my property in Gallows Corner. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

You must advise Co-operative before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel lawyer.

Coventry BS have agreed my home loan in principle, my offer on a house in Gallows Corner has been accepted, what are the next steps?

Your estate agent will want to be advised as to your conveyancing practitioner's details (ensure that the solicitors are on the bank’s approved list). Call up Coventry BS or your financial adviser and finalise any relevant forms. Coventry BS will sellect a valuer who will get in contact with the estate agent or seller to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Coventry BS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Gallows Corner.

Are there any apps to help locate a Gallows Corner solicitor on the Bank of Ireland conveyancing panel? I am a keen cyclist and am happy to travel upto 20kilometers to meet the solicitor.

You can use the search on this page. Please select a lender and your location and you will see a number of Gallows Corner conveyancing lawyers based on proximity. We have detailed some Gallows Corner conveyancing firms at the bottom of this page and you can contact them to see whether they are on the Bank of Ireland panel

Can you offer any advice when it comes to choosing a Gallows Corner conveyancing practice to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Gallows Corner conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Gallows Corner conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

What volume of lease extensions have they conducted in Gallows Corner in the last twenty four months? What are the legal fees for lease extension conveyancing?

I inherited a first floor flat in Gallows Corner. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?

if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the price payable.

An example of a Lease Extension decision for a Gallows Corner flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term as at the valuation date was 57.5 years.

We are buying a 2 bedroom first floor flatin Gallows Corner with a mortgage from a mortgage company. We like our conveyancer in Gallows Corner yet our bank advise he's not listed on their "panel". We have to appoint one of the our mortgage company panel solicitors or keep our Gallows Corner solicitor and pay for one of their panel ones to represent our lender. We feel as though this is unjust; Can we not simply insist that our bank use our Gallows Corner lawyer?

Unfortunately,no. The mortgage company home loan issued is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including many conveyancing solicitors in Gallows Corner : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your bank.