All was ready to move into my new home in Stockwell next Tuesday. My property lawyer now wants me to supply her with evidence 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 bank. What does the insurance need 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 requirements. These obligations are not specific to conveyancing in Stockwell.

My wife and I have recently appointed a conveyancing solicitor in Stockwell. I need to find out if they are on the Barnsley Building Society conveyancing panel. Could you help?

The first thing you should do is call your conveyancer and ask them whether they can act for the lender. Alternatively please get in touch with Barnsley Building Society who may be able to help.

Have completed on a a terraced house in Stockwell , What is the estimated time for the Land Registry to register my title? My Stockwell conveyancing solicitor has been very slow, so I want to check that my name is registered.

There is nothing unique about conveyancing in Stockwell registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry have to notify any third persons or bodies. At present roughly 80% of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration takes place once the purchaser is living at the premises so 'speed' is not usually top priority but if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, no chain conveyancing. Stockwell is where the house is located. Is there any guidance you can impart?

Flying freeholds in Stockwell are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stockwell you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stockwell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am the registered owner of a a ground floor purpose built flat in Stockwell. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?

Most definitely. We are happy to put you in touch with a Stockwell conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Stockwell premises is 3 Tintern Street in February 2010. The tribunal had jurisdiction to make a decision on the price of the freehold of the subject premises and concluded that the premium should be £24,630.00 This case was in relation to 2 flats. The unexpired term was 73.69 years.

When it comes to leasehold conveyancing in Stockwell what are the most frequent lease problems?

Leasehold conveyancing in Stockwell is not unique. All leases are unique and drafting errors can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage Insurance obligations

You could have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , The Royal Bank of Scotland, and Barclays Direct all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.