All was ready to complete my purchase in Toddington next Monday. 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 mortgage company. What risks does the bank expect the insurance to cover?

Any lawyer 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 conditions. These requirements are not unique to conveyancing in Toddington.

Are all Toddington Conveyancing Quality Solicitors on the Leeds Building Society conveyancing panel?

Some major banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

We expect to receive a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Toddington solicitors on the Co-operative conveyancing panel, or is it better to go independently?

You will need to appoint Toddington solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I recently had an offer agreed on a house in Toddington. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Toddington is where the house is located. Can you shed any light on this issue?

Flying freeholds in Toddington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Toddington you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Toddington may decide 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.

Should I be suspicious that brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Toddington conveyancing company?

As is the case with many professional services, often recommendations from connections can be most helpful. Nevertheless there are many parties with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all suggest conveyancers to appoint. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the right to choose your preferred lawyer. You need to be aware that some banks operate an approved list of solicitors you have to use for the mortgage related work in your home move.

My wife and I may need to rent out our Toddington garden flat temporarily due to a new job. We used a Toddington conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Toddington do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Leasehold Conveyancing in Toddington - Examples of Queries Prior to Purchasing

How is the lease structured? The answer will be important as a) areas could result in problems for the building as the common areas may begin to deteriorate where maintenance are not paid for b) if the leaseholders have a dispute with the running of the building you will want to have complete disclosure What restrictions are contained in the Toddington Lease?