I am hoping to move into my new home in Kinmel Bay next Friday. 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 bank 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 conditions. These obligations are not unique to conveyancing in Kinmel Bay.

The deeds to our house are lost. The lawyers who conducted the conveyancing in Kinmel Bay 4 years ago no longer exist. What are my next steps?

Nowadays there are duplicates made of almost everything, and your conveyancer should know precisely where to find all the appropriate documentation so you can buy or dispose of your house without any difficulty. If duplicates are not available, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.

I am looking for a ground for flat up to £305k and found one round the corner in Kinmel Bay I like with a park and transport links nearby, however it only has 51 years on the lease. I can't really find anything else in Kinmel Bay suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a home loan that many years may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

I have been advised by a few estate agents in Kinmel Bay to get a quote from a solicitor using your seach tool. Is there a financial inducement for Estate Agents to offer your lawyers rather than alternative conveyancing organisations?

We refuse to make any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

Me and my wife are about to complete on the purchase a property in Kinmel Bay but as a consequence of damage from the recent storms I have agreed compensation from the current proprietors of £2k taking the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but the mortgage company will not agree to this. Should they have been informed?

Your listed on the lender approved list is obliged to advise the bank of any changes to the purchase figure. If you were to refuse your to report the reduction to your lender then they would have to refrain from representing you and the bank.