Due to move into my new home in Ystrad Mynach next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. 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 Part 2 requirements. These obligations are not unique to conveyancing in Ystrad Mynach.

Should commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Ystrad Mynach?

Many commercial conveyancing solicitors in Ystrad Mynach will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Ystrad Mynach. The search result sets out definitive data 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 Ystrad Mynach.

For each commercial conveyancing transaction in Ystrad Mynach it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Ystrad Mynach commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Ystrad Mynach.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Ystrad Mynach is where the house is located. Is there any guidance you can give?

Flying freeholds in Ystrad Mynach are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ystrad Mynach you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ystrad Mynach may ascertain 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.

My father has suggested that I appoint his conveyancing solicitors in Ystrad Mynach. Do I take his advice?

There are no two ways about it the best way to select a conveyancing practitioner is to have referrals from friends or relatives who have actually used the solicitor you're contemplating using.

I am an executor of my recently deceased parent's Will, with a house in Ystrad Mynach which will be marketed. The bungalow has never been registered at the Land Registry and I'm advised that many buyers solicitors will insist that it is completed before they will proceed. What's the mechanism for this?

In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.