I am hoping to move into my new home in Bromborough next Monday. My solicitor 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 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 requirements are not unique to conveyancing in Bromborough.

Completed the sale of my flat in Bromborough last April but my buyer keeps Skype messaging daily to say their solicitor needs to hear from mine. What should my lawyer have done now that I have sold?

Following your house sale your solicitor is obliged to send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer must also send confirmation that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion steps unique to conveyancing in Bromborough.

Me and my brother own a semi-detached Georgian property in Bromborough. Conveyancing practitioner represented me and Britannia. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bromborough and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.

I am using a search engine for the words conveyancing in Bromborough it brings up numerous property lawyerslocally. How do I determine which is the suitable conveyancer for the sale of my house?

The best way of choosing the right conveyancer is through a personal referral, so ask friends and family who have acquired a property in Bromborough or the reputable estate agent or mortgage broker. Charges for conveyancing in Bromborough vary, so it's sensible to request at least four fee estimates from different conveyancers. Make sure that you know that the fees are fixed.

What advice can you give us when it comes to appointing a Bromborough conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Bromborough conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Bromborough conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:

How experienced is the practice with lease extension legislation?

Leasehold Conveyancing in Bromborough - A selection of Queries before buying

Be sure to discover if the the lease includes any unreasonable restrictions in the lease. For instance it is reasonably common in Bromborough leases that pets are not allowed in certain buildings in Bromborough. If you love the apartmentin Bromborough but your cat can’t move with you then you have a very difficult decision. Its a good idea to find out as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to practical matters like the tidiness of the communal areas. You should not be afraid to ask prospective neighbours if they are happy with them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending the funds. For most Bromborough leaseholds the outlay for major works are not built into the service charges, although there some managing agents in Bromborough ask leaseholders to contribute towards a sinking fund created for the specific purpose of building a fund for larger works.