Due to complete my purchase in Lytham next Monday. My conveyancing practitioner 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 bank. What does the insurance need to cover?

Any lawyer on acting for lenders 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 limited to conveyancing in Lytham.

three months have gone by following my purchase conveyancing in Lytham completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Just had an offer accepted on a new build apartment in Lytham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lytham

There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared.

I have been on the look out for a ground for flat up to £305k and found one near me in Lytham I like with a park and station in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Lytham suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan that many years will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

How easy is it to transfer to a new conveyancer as I need to select a firm on the Lloyds TSB Bank conveyancing panel. I was using a high street conveyancing solicitor in Lytham five minutes from me but the firm is not approved by Lloyds TSB Bank

It would be our pleasure to help you select a conveyancing solicitor in Lytham on the Lloyds TSB Bank panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Lytham. In making use of search facility on this page, you can compare charges for conveyancing solicitors in Lytham and throughout England and Wales.