My solicitor has informed me that defective lease insurance is required on my purchase. What is the level of cover for Cross Keys conveyancing?

The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Cross Keys property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being pedantic. The Cross Keys solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am close to exchanging contracts on the sale of our house in Cross Keys and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in Cross Keys. We have lived in Cross Keys for 5 years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

How does conveyancing in Cross Keys differ for newly converted properties?

Most buyers of new build premises in Cross Keys come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Cross Keys typically buy the real estate, 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 property lawyers 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 used to new build conveyancing in Cross Keys or who has acted in the same development.

I am looking for a ground for flat up to £195,000 and found one round the corner in Cross Keys I like with amenity areas and railway links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Cross Keys for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan that many years may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

My company is intending to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering no-move-no charges for non-domestic conveyancing in Cross Keys for less than 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Cross Keys, including the sale and purchase of businesses as well as simply premises. If you are looking to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right firm. As for the fees this will depend on the structure and complexity of the deal. Please provide us with your details or email us so that we may supply you with a detailed commercial conveyancing calculation.