All was ready to move into my new home in Kings Langley next Thursday. 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 does the insurance need 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 Kings Langley.

We are close to exchanging contracts on the sale of our house in Kings Langley and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed an internet conveyancing firm rather than a conveyancing solicitor in Kings Langley. Having lived in Kings Langley for three years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

The estate agent has sent us the confirmation of our purchase of a new build apartment in Kings Langley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Kings Langley

There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Kings Langley I like with amenity areas and transport links in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Kings Langley suitable, so just wondered if I would be making a grave error purchasing a short lease?

If you need a home loan the remaining unexpired lease term will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

Am I better off to appoint a Kings Langley conveyancing lawyer who is local to the property I am hoping to buy? An old friend can deal with the conveyancing however her office is a couple of hundredkilometers drive away.

The benefit of a local Kings Langley conveyancing practice is that you can attend the office to execute documents, present your ID and pester them where appropriate. Having local Kings Langley know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were content that should surpass using an unknown Kings Langley conveyancing lawyer just because they are round the corner.