I am hoping to complete my purchase in Great Harwood next Tuesday. My conveyancing practitioner now wants me to supply her with evidence 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 does the insurance need 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 conditions. These requirements are not limited to conveyancing in Great Harwood.

As someone not used to the Great Harwood conveyancing process what is your top tip you can give me concerning the ownership transfer in Great Harwood

You may not hear this from too many lawyers but conveyancing in Great Harwood and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of room for confrontation between you and others involved in the ownership transfer. For instance, the vendor, selling agent and sometimes a lender. Choosing a solicitor for your conveyancing in Great Harwood an important selection as your conveyancer is your adviser, and is the ONE party in the process whose interest is to protect your best interests and to protect you.

Sometimes a potential adversary will try and persuade you that you should follow their advice. As an example, the selling agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your mortgage broker may tell you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.

I used Stirling Law several years ago for my conveyancing in Great Harwood. Now, I need the files but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Great Harwood of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build apartment in Great Harwood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Great Harwood

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I own a leasehold flat in Great Harwood. Conveyancing and Bank of Scotland mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Great Harwood who previously acted has long since retired. Any advice?

First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Great Harwood conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Great Harwood Conveyancing for Leasehold Flats - Sample of Queries before buying

What restrictions are there in the Great Harwood Lease? For most Great Harwood leaseholds the outlay for major works are not included within maintenance charges, albeit that there some managing agents in Great Harwood require tenants to pay into a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. If a Great Harwood lease has no more than eighty years it will impact the marketability of the apartment. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you would need to own the residence for 24 months before you are legally able to carry out a lease extension.