Due to move into my new home in Ampthill 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 mortgage company. What risks does the mortgage company expect the insurance to cover?

All property lawyers 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 requirements. These requirements are not unique to conveyancing in Ampthill.

Is it the case that all Ampthill solicitor firms on the Kent Reliance conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

How can we tell if a Ampthill conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Ampthill getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your transaction.

I have a mortgage with UBS for my property in Ampthill. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?

Your original mortgage agreement with UBS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.

I'm refinancing my current property to a buy to let loan with Alliance & Leicester and I will use the ballance of the raised equity towards further property. The location we are interested in is Ampthill. Will your lawyers be able to act for the two lenders and link together the transactions?

Do use our comparison tool on this page to be sure that the conveyancers are on the relevant lender panels. Assuming that they are the solicitor will be able to tie up the two conveyancing matters but you should talk with you conveyancer and make clear your expectations and needs.

I am attracted to a two flats in Ampthill both have approximately fifty years left on the lease term. Should I regard a short lease as a deal breaker?

A lease is a right to use the property for a period of time. As a lease shortens the marketability of the lease deteriorates and results in it becoming more costly to extend the lease. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this field.

Ampthill Leasehold Conveyancing - Sample of Queries Prior to buying

The best form of lease structure is a share of the freehold. In this scenario the lessees have being in charge if their destiny and even though a managing agent is often retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Best to be warned whether changing the roof or some other significant cost is due in the foreseeable future to be shared by the leaseholders and could well materially increase the the maintenance charges or require a one time invoice. What prohibitions are contained in the Ampthill Lease?

We have AIP from Barnsley Building Society who said we could borrow up to £218k. When do we need to appoint a practitioner for conveyancing? Ampthill is where we are purchasing.

You can appoint a conveyancer now requesting that they generate a file on your behalf. This will trigger: 1) the estate agent to issue a Sales Memorandum to all parties 2) the seller’s property lawyer to submit the draft contract. However, do not ask your lawyer to start searches until you have your valuation report via Barnsley Building Society and you are content to move forward.