All was ready to move into my new home in Bloxham next Friday. My solicitor 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 does the insurance need 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 UK Finance Lenders’ Handbook requirements. These requirements are not limited to conveyancing in Bloxham.

Having sold my house in Bloxham last June but our buyer keeps SMS messaging me to moan that her solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

Post completion of your house sale your lawyer should forward the transfer documentation and all additional paperwork to the purchaser's conveyancer. If applicable, your solicitor should also confirm that the mortgage has been repaid to the buyers lawyers. There is unlikely to be post completion steps unique to conveyancing in Bloxham.

I have been told by my conveyancer that lack of building regulations insurance is needed on my purchase. What is the level of cover for Bloxham conveyancing?

The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Bloxham property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

Skipton have agreed my home loan in principle, my offer on a apartment in Bloxham has been accepted, what are the next steps?

The estate agent will want to know who your solicitors are (be sure the solicitors are on the bank’s panel). Contact Skipton or the financial adviser and complete any relevant documentation. Skipton will instruct a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Skipton will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bloxham.

We're new on the property ladder - agreed a price, yet the selling agent told us that the owners will only proceed if we instruct the agent's preferred solicitors as they need an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Bloxham

It is improbable the vendors are behind this. If they require ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Bloxham conveyancing solicitors - not the ones that will provide the estate agent a referral fee or hit his conveyancing figures set by senior management.

I only have 72 years unexpired on my flat in Bloxham. I need to get lease extension but my landlord is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to find the lessor. In some cases an enquiry agent would be useful to conduct investigations and prepare an expert document to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Bloxham.

Bloxham Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

Are any of leasehold owners in dispute over their service charge liability? How much is the maintenance charge and ground rent on the flat? Most Bloxham leasehold apartments will incur a service bill for maintenance of the building invoiced by the landlord. Where you acquire the property you will have to pay this charge, usually in instalments throughout the year. This can vary from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a large amount, say approximately £50-£100 but you should to check as sometimes it could be many hundreds of pounds.