I have been advised by my conveyancer that lack of planning permission insurance is required on my purchase. What is the level of cover for Bloomsbury conveyancing?

The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Bloomsbury conveyancer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bloomsbury solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bloomsbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Should commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Bloomsbury?

Many commercial conveyancing solicitors in Bloomsbury will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Bloomsbury. The search result provides 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 Bloomsbury.

For every commercial conveyancing transaction in Bloomsbury it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Bloomsbury commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Bloomsbury.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Bloomsbury. 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 legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bloomsbury

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Due to the guidance of my in-laws I had a survey completed on a house in Bloomsbury ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some lenders will refuse to issue a mortgage on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bloomsbury. Conveyancing will be smoother if you use a solicitor in Bloomsbury especially if they are accustomed to such properties in Bloomsbury.

We are midway through buying a property in Bloomsbury. Conveyancing lawyer has told us the property is "Leasehold". Does this adversely affect our home loan valuation?

Bloomsbury conveyancing does not ordinarily involve leasehold houses. The key factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's essentially freehold, so it shouldn't impact the saleability too much.

On the flip side, if it's, say, Sixty years it is bound to have a significant effect on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease provided to your lawyer.