Much to our surprise we have been advised by our mortgage broker that my Middleton lawyer is not on the mortgage company Conveyancing panel. How can I check?

The first thing you need to do is to contact your Middleton lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

All was ready to move into my new home in Middleton next Monday. My property lawyer 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 lender. 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 instructions. These requirements are not unique to conveyancing in Middleton.

The estate agent has sent us the confirmation of our purchase of a new build flat in Middleton. Conveyancing is necessary evil 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Middleton

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Due to the encouragement of my in-laws I had a survey completed on a property in Middleton ahead of appointing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend not give a loan on a flying freehold house.

It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Middleton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Middleton to see if the conveyancing costs will increase in light of this.

What type of premises does your Middleton conveyancing estimates apply to?

Our conveyancing quotes are only applicable to standard domestic premises in England & Wales. Should you have any different needs for instance industrial or agricultural property or commercial conveyancing in Middleton do contact us to address your requirements .