I am hoping to complete my purchase in Shelfield next Monday. 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 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 Part 2 requirements. These requirements are not unique to conveyancing in Shelfield.

Just had an offer accepted on a new build apartment in Shelfield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Shelfield

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan.

My husband and I are FTB’s - agreed a price, yet the agent advised that the seller will only proceed if we use their recommended conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Shelfield

We suspect that the owner is unaware of this request. If they desire ‘a quick sale', alienating a genuine buyer is going to damage their objectives. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Shelfield conveyancing lawyers - not the ones that will earn the estate agent a referral fee or meet his conveyancing figures demanded by HQ.

I've found a house that seems to be perfect, at a great price which is making it more attractive. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Shelfield. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Shelfield ?

The majority of houses in Shelfield are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Shelfield so you should seriously consider looking for a Shelfield conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to conduct alterations. You may also be required to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your lawyer should appraise you on the various issues.

I inherited a 1st floor flat in Shelfield, conveyancing was carried out in 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Shelfield with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2085

With only 60 years unexpired the likely cost is going to be between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

Me and my partner are purchasing a four bedroom ground floor flatin Shelfield with a home loan from a lender. We would like to retain our lawyer in Shelfield but our mortgage company inform us now that he's not listed on their "panel". We have to appoint from the our bank panel solicitors or stay with our Shelfield conveyancer and pay for one of their panel ones to represent our mortgage company. We feel as though this is unjust; Can we not simply insist that our lender use our Shelfield lawyer?

No, not really. The lender mortgage offered to you is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most banks had open panels, including most conveyancing solicitors in Shelfield : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.