All was ready to move into my new home in Longbenton next Friday. My lawyer 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 bank. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for mortgage companies 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 conditions. These obligations are not unique to conveyancing in Longbenton.

We are buying a property and need a conveyancing solicitor in Longbenton who is on the Bank of Ireland approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Longbenton.

My home in Longbenton is up for sale and I have accepted an offer. Does the conveyancer need to be required to be on the Co-operative conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.

I am using a search engine for the phrase on line conveyancing in Longbenton it brings up many property lawyersin the vicinity. With so much choice what is the best way to find the right conveyancer for the sale of my house?

The ideal method of seeking a suitable conveyancer is through a personal testimonial, so enquire of colleagues and family who have acquired a property in Longbenton or the respected estate agent or mortgage broker. Costs for conveyancing in Longbenton differ, so it's sensible to request at least three estimates from varying types of solicitors. Make sure that you know what costs in the quote includes.

What advice can you give us when it comes to choosing a Longbenton conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for lease extension works (regardless if they are a Longbenton conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Longbenton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

What are the charges for lease extension work?

Longbenton Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Be sure to discover if the the lease contains any onerous restrictions in the lease. By way of example it is fairly common in Longbenton leases that pets are not allowed in in a block in Longbenton. If you love the flatin Longbenton but your dog can’t live with you then you have a very hard decision. The majority of Longbenton leasehold flats will have a service bill for maintenance of the building invoiced by the landlord. Where you purchase the flat you will have to meet this charge, usually periodically during the year. This could vary from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a ground rent for you to pay yearly, ordinarily this is not a large sum, say around £50-£100 but you need to enquire it because occasionally it can be many hundreds of pounds. What is the length of the lease?