I am hoping to complete my purchase in St James's next Friday. My 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?

All property lawyers 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 instructions. These requirements are not specific to conveyancing in St James's.

Finally the sale completed on my house in St James's last December but my buyer keeps Skype messaging daily to moan that her conveyancer needs to hear from mysolicitor. What are the post completion sale legalities now that I have sold?

Following your sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer should also send confirmation that the mortgage has been redeemed to the buyers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in St James's.

The estate agent has sent us the confirmation of our purchase of a new build apartment in St James's. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St James's

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.

I've recently bought a leasehold property in St James's. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, 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 St James's. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to determine the sum to be paid.

An example of a Freehold Enfranchisement matter before the tribunal for a St James's residence is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case affected 1 flat. The remaining number of years on the lease was 73.26 years.

What if there is a problem with the searches conducted as part of our conveyancing in St James's?

Normally, most problems arising from St James's conveyancing search results can be handled ahead of completion or title insurance could possibly be obtained. You need to note that regardless of the fact that you may be acquiring the property and might be willing to live with the search results, your mortgage lender may not, and when all said and done the decision rests with them.