All was ready to complete my purchase in Vale Of Glamorgan next Monday. My conveyancing practitioner 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 mortgage company. 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 requirements. These requirements are not specific to conveyancing in Vale Of Glamorgan.

If you had a top tip for selecting a conveyancing solicitor in Vale Of Glamorgan what would it be?

Do not opt for the lowest Vale Of Glamorgan conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I'm the sole recipient of my late father’s estate and I have everything in my name alone, including the house in Vale Of Glamorgan. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the CML six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in March. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Most banks would take a sensible view as this provision chiefly exists to pick up on subsales or the quick reselling of property.

We have agreed to purchase a house in Vale Of Glamorgan. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Yorkshire BS your lawyer must check the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Vale Of Glamorgan.

Will my solicitor be raising questions concerning flooding during the conveyancing in Vale Of Glamorgan.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Vale Of Glamorgan. There are those who purchase a property in Vale Of Glamorgan, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, however there are a various checks that can be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Vale Of Glamorgan. The conventional set of information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the owner to find out whether the property has suffered from flooding. If the property has been flooded in past which is not notified by the owner, then a purchaser may commence a legal claim for losses stemming from an incorrect reply. A purchaser’s solicitors may also carry out an environmental search. This will higlight whether there is any known flood risk. If so, additional investigations should be made.

Just had an offer accepted on a new build apartment in Vale Of Glamorgan. Conveyancing is daunting 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 legal work.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Vale Of Glamorgan

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Your search tool is useful but there are many lawyers listed near Vale Of Glamorgan being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our bank?

We do not recommend specific Vale Of Glamorgan firms as the right Vale Of Glamorgan conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Vale Of Glamorgan knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..