All was ready to move into my new home in Hartfield next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer 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 conditions. These obligations are not unique to conveyancing in Hartfield.

My stepmother pointed out to me me that in purchasing a property in Hartfield there may be various restrictions preventing external changes to a property. Is this right?

There are a number of properties in Hartfield which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Hartfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you point me to a directory of Yorkshire BS panel conveyancers in Hartfield on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings open the public online. Where you are seeking to appoint a Hartfield property lawyer on the Yorkshire BS please use our facility.

Bank of Ireland have agreed my home loan in principle, my bid on a flat in Hartfield has been accepted, now what?

The estate agent will need to know who your solicitors are (be sure the conveyancers are on the bank’s approved list). Telephone Bank of Ireland or the broker and finalise any outstanding documentation. Bank of Ireland will appoint a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Bank of Ireland will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hartfield.

Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Hartfield?

Many commercial conveyancing solicitors in Hartfield will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Hartfield. The search result provides 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 Hartfield.

For each commercial conveyancing transaction in Hartfield it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Hartfield commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Hartfield.

How does conveyancing in Hartfield differ for newly converted properties?

Most buyers of new build premises in Hartfield contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Hartfield typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hartfield or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Hartfield is the location of the property. What do you suggest?

Flying freeholds in Hartfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hartfield you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hartfield may decide 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 premises.