I am hoping to move into my new home in Wythall next Friday. My conveyancing practitioner 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 mortgage company. What risks does the mortgage company expect the insurance to cover?

Any lawyer 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 conditions. These requirements are not limited to conveyancing in Wythall.

I own a freehold house in Wythall but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Wythall and has limited impact for conveyancing in Wythall but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

Please help - my lawyer says that defective lease insurance is required on my purchase. What is the level of cover for Wythall conveyancing?

The appropriate level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Santander and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

is it true that all Wythall solicitor practices on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

We previously instructed solicitors located in Wythall on the TSB solicitor approved list. They have just invoiced me a separate sum for dealing with the TSB mortgage. Is this an additional conveyancing fee set by TSB?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not dictated by TSB but by your Wythall property lawyer. Plenty of firms on the TSB panel will charge an ‘acting for lender’ fee and others do not.

I am selling my home. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Wythall if that makes things easier.

Please use our search tool to help you find a solicitor for your conveyancing in Wythall. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

Are you able to confirm the extent of conveyancing provided by Wythall conveyancing solicitors?

Almost all Wythall conveyancing practices will provide various legal advice to home and land proprietors, vendors, investors, landlords and tenants which may include:

Standard residential sale conveyancing in Wythall or nationally Domestic purchase conveyancing in Wythall and nationwide Transfers of Equity - varying the property into joint or sole names Complex land law issues Buying through Right to Buy (RTB) or Right to Acquire (RTA) schemes Buying and selling of garden land