Due to move into my new home in Chirk next Monday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for lenders 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 specific to conveyancing in Chirk.

I moved into my apartment on 7 January and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Chirk advises it would be concluded inside ten days. Are properties in Chirk particularly slow to register?

There is nothing unique when it comes to conveyancing in Chirk registration formalities. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and if the Land registry have to notify any other parties. As of today roughly three quarters of submission are fully dealt with within two weeks but some can be subject to extensive hold-ups. Historically registration takes place after the new owner has moved in to the property so post completion formalities is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.

I was pointed in your direction by a few selling agents in Chirk to select a solicitor on your site. What’s the financial advantage for Estate Agents to market your lawyers over alternative conveyancing organisations?

We refuse to offer any commission for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

Is it best to instruct a Chirk conveyancing lawyer who is local to the property I am purchasing? An old friend can perform the conveyancing but his firm is located approximately 350miles drive away.

The primary upside of using a high street Chirk conveyancing practice is that you can attend the office to execute paperwork, present your identification documents and pester them if necessary. Having local Chirk know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were content that should trump using an unknown Chirk conveyancing solicitor just because they are round the corner.

Do you have any top tips for leasehold conveyancing in Chirk with the intention of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Chirk can be avoided where you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold information which will be required by the purchasers’ conveyancers.
You may think that you are aware of the number of years remaining on your lease but you should double-check by asking your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is below 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Organising a duplicate share certificate can be a lengthy formality and slows down many a Chirk conveyancing transaction. If a reissued share certificate is required, do contact the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you installed wooden flooring? Chirk leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such alterations. Where you fail to have the consents in place do not communicate with the landlord without checking with your lawyer in the first instance. Some Chirk leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.

Chirk Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

Make sure you enquire if there are any onerous restrictions in the lease. By way of example it is very common in Chirk leases that pets are not permitted in in a block in Chirk. If you love the apartmentin Chirk yet your cat is not allowed to live with you then you will be faced difficult decision. Is there a share of the freehold?