All was ready to complete my purchase in Miles Platting next Friday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance 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 requirements. These obligations are not unique to conveyancing in Miles Platting.

We note that you have a post code search directory identifying firms on the UBS conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Miles Platting?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Miles Platting.

Should commercial conveyancing searches disclose planned roadworks that may impact a commercial site in Miles Platting?

Its becoming the norm that commercial conveyancing solicitors in Miles Platting will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Miles Platting. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Miles Platting.

For every commercial conveyancing transaction in Miles Platting it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Miles Platting commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Miles Platting.

I'm purchasing a new build house in Miles Platting with a mortgage from Halifax. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The property agent suggested that I not inform my conveyancer about the extras as it will impact my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am on look out for some leasehold conveyancing in Miles Platting. Before diving in I would like to find out the number of years remaining on the lease.

If the lease is registered - and most are in Miles Platting - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Miles Platting - A selection of Questions you should consider Prior to buying

Most Miles Platting leasehold flats will be liable to pay a service bill for maintenance of the building set on behalf of the landlord. If you buy the flat you will have to meet this amount, usually quarterly during the year. This could be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a rentcharge to be met yearly, this is usually not a large sum, say around £50-£100 but you should to enquire it because sometimes it can be many hundreds of pounds. Is there a share of the freehold? The prefered form of lease structure is a share of the freehold. In this arrangement the tenants have control and although a managing agent is frequently employed if the building is larger than a house conversion, the managing agent retained by the leaseholders.