I am hoping to complete my purchase in Smethwick 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 mortgage company. What risks does the bank expect the insurance to cover?

All property lawyers 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 UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Smethwick.

We are purchasing a 3 bedroom flat in Smethwick with a mortgage from Nottingham Building Society.We like our Smethwick conveyancing lawyer but Nottingham Building Society says his firm is not listed on their approved list of firms. we are left little option but to use a Nottingham Building Society panel lawyer or retain our preferred solicitor and pay for a Nottingham Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?

No, not really. The loan issued to you is subject to its various provisions, a common one being that solicitors will be on the Nottingham Building Society approved list. in the past, most banks had large numbers of solicitors on their panels: 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 Nottingham Building Society

Over the last few months I have been searching for a flat up to £305k and found one close by in Smethwick I like with open areas and transport links nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Smethwick in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan that many years will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

As co-executor for the estate of my grandmother I am selling a residence in Swansea but I am based in Smethwick. My conveyancer (approximately 200 miles awayneeds me to sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Smethwick to attest this legal document for me?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Smethwick

Having checked my lease I have discovered that there are only 62 years left on my lease in Smethwick. I now want to get lease extension but my landlord is can not be found. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the lessor. For most situations a specialist may be useful to conduct investigations and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Smethwick.

Smethwick Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing

Are any of leasehold owners in arrears of their service charge payments? How long is the Lease? What prohibitions are there in the Smethwick Lease?