I am hoping to move into my new home in High Wycombe next Friday. 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 bank. What risks does the lender expect the insurance 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 Part 2 requirements. These obligations are not unique to conveyancing in High Wycombe.

I have been told that property searches are a common reason for obstruction in High Wycombe conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in High Wycombe.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who did the conveyancing in High Wycombe 5 years ago have long since closed. What do I do?

You no longer need to hold title official documentation to establish that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.

My husband and I are novice buyers - had an offer accepted, but the property agent informed us that the vendor will only issue a contract if we appoint their chosen solicitors as they need a ‘quick sale’. We would rather use a local conveyancer with experience of conveyancing in High Wycombe

It is highly unlikely the sellers are driving this. Should the vendor desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Contact the vendors directly and make sure they understand (a)you are serious buyers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you intend to instruct your own,trusted High Wycombe conveyancing firm - not the ones that will earn the negotiator at the agency a kickback or meet his conveyancing targets set by head office.

My wife and I purchased a leasehold house in High Wycombe. Conveyancing and Leeds Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in High Wycombe who previously acted has long since retired. What should I do?

The first thing you should do is contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a High Wycombe conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in High Wycombe - Sample of Questions you should ask before buying

It would be a good idea to enquire if there is anything that is prohibited in the lease. For example it is reasonably common in High Wycombe leases that pets are not permitted in in a block in High Wycombe. If you like the propertyin High Wycombe yet your cat is not allowed to live with you then you will be faced difficult compromise. Are any of leasehold owners in dispute over their service charge payments? What is the annual maintenance fee and ground rent?