All was ready to move into my new home in Sutton Coldfield next Tuesday. My lawyer now wants me to supply her with evidence 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 risks does the lender expect the insurance 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 Part 2 instructions. These obligations are not limited to conveyancing in Sutton Coldfield.

I am buying a house and need a conveyancing solicitor in Sutton Coldfield who is on the Nationwide Building Society solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Sutton Coldfield. We dont recommend any particular firm.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Sutton Coldfield. Do I receive the keys to the house on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Sutton Coldfield?

On the day of completion you do not need to attend the conveyancers office in Sutton Coldfield. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

When it comes to mortgage companies such as Clydesdale, do Sutton Coldfield property lawyers have to pay a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have paid off my mortgage with Clydesdale. I assume I don't need a Sutton Coldfield conveyancing practitioner on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

Just had an offer accepted on a new build flat in Sutton Coldfield. 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 conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sutton Coldfield

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I work for a long established estate agency in Sutton Coldfield where we have witnessed a few leasehold sales put at risk as a result of short leases. I have received contradictory information from local Sutton Coldfield conveyancing solicitors. Please can you clarify whether the owner of a flat can instigate the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I acquired a 1st floor flat in Sutton Coldfield, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Sutton Coldfield with an extended lease are worth £202,000. The ground rent is £60 per annum. The lease ends on 21st October 2080

With only 57 years remaining on your lease we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.