My solicitor has informed me that breach of easement insurance is required on my purchase. What is the level of cover for Minera conveyancing?

The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

Are all Minera Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved firms?

A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

The mortgage over my property is with Barclays for my property in Minera. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

Barclays must be informed of your intention before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.

I am intent on selling our home in Minera and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Minera lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a national conveyancing firm as opposed to a conveyancing solicitor in Minera. We have lived in Minera for many years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

The estate agent has sent us the confirmation of our purchase of a new build flat in Minera. Conveyancing is a frightening process 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 few leasehold new build questions that you should expect your new-build leasehold conveyancing in Minera

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. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Minera is the location of the property. Can you offer any guidance?

Flying freeholds in Minera are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Minera you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Minera may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My uncle purchased his flat in Minera 9 years ago. He has been wed, widowed and is now remarried. He will be marketing the apartment in a couple of months. I think he will simply be asked to supply copies of his marriage certificates to the conveyancer however he is concerned it could hold up the home move. Is it worth updating the Land Registry documents for the house?

It is not absolutely necessary to update the title for the property providing you have the evidence needed to demonstrate how the change of name has come about.

Any purchaser’s property lawyer should review the title entries and requisition evidence to establish the name change for example marriage documentation.