All was ready to move into my new home in Ewloe 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 lender. What does the insurance need to cover?

Any lawyer 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 UK Finance Lenders’ Handbook requirements. These requirements are not specific to conveyancing in Ewloe.

Why do I have to pay up front when it comes to conveyancing in Ewloe?

If you are buying a property in Ewloe your solicitor will request that you to provide them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. When the down payment is as part of the sale price then this will be needed immediately prior to exchange of contracts. Any further balance that is needed will be payable a few days prior to the day of completion.

Should I choose a Ewloe conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can conduct the legal work but his firm is located 200kilometers drive away.

The benefit of a local Ewloe conveyancing practice is that you can pop in to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were happy that must outweigh using an unknown Ewloe conveyancing solicitor just because they are round the corner.

My wife and I purchased a leasehold house in Ewloe. Conveyancing and Virgin Money mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Ewloe who previously acted has long since retired. Any advice?

First make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Ewloe conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a studio flat in Ewloe, conveyancing having been completed December 2008. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Ewloe with a long lease are worth £211,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2091

You have 67 years remaining on your lease we estimate the premium for your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

How does one as executor remove a departed person's name from the title deeds for a house in Ewloe?

Where a Ewloe property is jointly owned and one of the proprietors dies, the name will not immediately be removed from the title deeds. You are not required to amend the title as in the event of a sale your conveyancer would simply be required to supply proof as to the reason the other owner is not included in the transfer, ordinarily this takes the form of a grant of probate.

With a view to making things smoother in the future you may apply to have the deceased person removed from the title by submitting an application to HMLR with proof of the death. There is no land registry fee payable.