All was ready to complete my purchase in Goddington next Friday. My property lawyer 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 bank. 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 Part 2 instructions. These requirements are not limited to conveyancing in Goddington.

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

Goddington conveyancing solicitors and indeed property lawyers accross the UK have a duty under money laundering regulations to check the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill no more than three months).

Proof of the origin of funds is also required in accordance with the money laundering statutes as lawyers have a duty to investigate that the funds you are using to buy a property (be it the exchange deposit or the full purchase amount if you are a cash purchaser) has come from an acceptable source (such as an inheritance) and is not the product of illegitimate activity.

My wife and I purchased a 4 bedroom Victorian property in Goddington. Conveyancing solicitor acted for me and Skipton Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??

You need to read 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 Goddington 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 mortgage companies. You can also check the position with the conveyancing practitioner who conducted the work.

How do I identify a Goddington law firm on the Birmingham Midshires conveyancing panel? I have a car and am willing to travel upto 10kilometers to meet the lawyer.

You can use the facility on this website. Please pick a mortgage company and your location and you will see a number of Goddington conveyancing lawyers locally. We have listed some Goddington conveyancing firms at the bottom of this page and you can telephone them to verify if they are on the Birmingham Midshires panel

Last January I purchased a leasehold property in Goddington. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

My wife and I have hit a brick wall in trying to purchase the freehold in Goddington. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a Goddington conveyancing firm who can help.

An example of a Lease Extension case for a Goddington residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term was 50.57 years.