I am hoping to complete my purchase in Harold Wood next Tuesday. My conveyancer now wants me to supply her with proof of content and building insurance for the property 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?

All property lawyers on acting for banks 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 conditions. These obligations are not unique to conveyancing in Harold Wood.

I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in Harold Wood I like with a park and transport links nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Harold Wood suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan the shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

How do I use the search tool to locate a conveyancing lawyer in Harold Wood on the authorised to act for my mortgage?

Step one is to select a bank such as Birmingham Midshires, Coventry Building Society or Aldermore then choose your preferred area a common one being Harold Wood. Conveyancing practices in Harold Wood and beyond should be identified.

My husband and I are 14 days into a freehold purchase having been referred to solicitors by the estate agent to do our conveyancing in Harold Wood. I am am very frustrated with the quality of service. Could you you assist me in finding new solicitors?

They would need to be really poor in order to consider diss instructing them. Has the loan offer been generated? If so you must advise them of the new contact details and ensure the offer are re-sent. The conveyancer should be on the banks approved list to avoid escalating fees and delays. That should be your starting point. The find a solicitor tool should help you find a lender approved lawyer for your home move in Harold Wood

My wife and I purchased a leasehold house in Harold Wood. Conveyancing and Norwich and Peterborough Building Society mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Harold Wood who previously acted has now retired. Any advice?

First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Harold Wood conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a ground-floor 1960’s flat in Harold Wood. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?

You certainly can. We can put you in touch with a Harold Wood conveyancing firm who can help.

An example of a Lease Extension case for a Harold Wood premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired term was 57.5 years.