I am hoping to move into my new home in West Moors 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 lender. What risks does the lender expect the insurance to cover?

All property lawyers on acting for lenders 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 unique to conveyancing in West Moors.

This question may be naive but I am new to the home moving as FTB of a two bedroom flat in West Moors. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in West Moors?

On the day of completion you will not be required to attend the conveyancers office in West Moors. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you will be able to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

I had a mortgage agreed in principle with Virgin Money. West Moors conveyancing lawyers have been appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

Some lenders take longer than others. Have Virgin Money completed the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We were going to get a DIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any West Moors solicitors on the Barclays conveyancing panel, or is it better to go independently?

You will need to appoint West Moors solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

My wife and I have a semi-detached Victorian house in West Moors. Conveyancing lawyer represented me and TSB. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Moors and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing lawyer who conducted the work.

In sourcing the internet for the term on line conveyancing in West Moors it reveals numerous solicitorslocally. With so much choice what is the best way to find the right solicitor for purchase transaction?

The best way of seeking a suitable conveyancer is via personal recommendation, so seek the counsel of friends and family who have purchased a property in West Moors or a respected estate agent or mortgage broker. Charges for conveyancing in West Moors differ, so it's advisable to request a minimum of four estimates from varying types of law firms. Make sure that you know that the charges are guaranteed not to to be inflated.

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in West Moors. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in West Moors ?

The majority of houses in West Moors are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in West Moors in which case you should be shopping around for a West Moors conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your solicitor will advise you fully on all the issues.

Leasehold Conveyancing in West Moors - A selection of Queries Prior to buying

For most West Moors leaseholds the outlay for major works tend not to be built into the maintenance charges, although some managing agents in West Moors obliged leaseholders to pay into a sinking fund and this is used to offset against major works. Is the freehold owned collectively by the tenants? It is important to be aware if a new roof is being put on or some other significant cost is pending that will be shared between the leasehold owners and may well dramatically impact the level of the service fees or necessitate a one time invoice.