I am hoping to complete my purchase in Wadebridge next Friday. My property lawyer now wants me to supply her with proof 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 unique to conveyancing in Wadebridge.

My wife and I have recently appointed a conveyancing solicitor in Wadebridge. I I would like to check whether they are on the Virgin Money approved list of lawyers. Could you advise?

You should call the solicitor and ask them whether they are on the lender panel. Otherwise please get in touch with Virgin Money who may be able to confirm.

Forgive me if this question is silly but I am unseasoned as a first time buyer of a ground floor flat in Wadebridge. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Wadebridge?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you should be able to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

Is there a list of Kent Reliance panel conveyancers in Wadebridge on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible over the internet. If you are in need of a Wadebridge conveyancer on the Kent Reliance please make the most of our tool.

The formalities of my purchase has taken place for my property in Wadebridge. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial land in Wadebridge?

Many commercial conveyancing solicitors in Wadebridge will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Wadebridge. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wadebridge.

For every commercial conveyancing transaction in Wadebridge it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Wadebridge commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Wadebridge.

The estate agent has sent us the confirmation of our purchase of a new build flat in Wadebridge. 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 is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Wadebridge

Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. There must be mutual enforceability of lessee’s covenants.