Due to move into my new home in Coedpoeth next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need 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 UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in Coedpoeth.

In what way does my ID and proof of funds have anything to do with my conveyancing in Coedpoeth? Why is this being asked of me?

In order to comply with Money Laundering Regulations any Coedpoeth conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.

In accordance with Money Laundering Regulations, conveyancing solicitors are duty bound to ascertain not just the ID of conveyancing clients but also the origin of monies that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to inform the relevant authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

I am purchasing a house and the lawyer has referenced Chancel Repair for which the house could be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly necessary for conveyancing in Coedpoeth

Unless a prior purchase of the property took place post 12 October 2013 you could assume that lawyers delivering conveyancing in Coedpoeth to continue to propose a a chancel search and or insurance against a claim.

I have a semi-detached Victorian house in Coedpoeth. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Coedpoeth and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing lawyer who conducted the purchase.

How does conveyancing in Coedpoeth differ for newly converted properties?

Most buyers of new build residence in Coedpoeth contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Coedpoeth typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Coedpoeth or who has acted in the same development.