I am hoping to complete my purchase in Litherland 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 mortgage company. 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 instructions. These obligations are not unique to conveyancing in Litherland.

We are planning to acquire a flat and require a conveyancing solicitor in Litherland who is on the Coventry BS approved panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Litherland.

Will my conveyancer be making enquiries concerning flooding during the conveyancing in Litherland.

Flooding is a growing risk for lawyers dealing with homes in Litherland. Plenty of people will purchase a property in Litherland, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, but there are a various searches that may be undertaken by the purchaser or by their conveyancers which should figure out the risks in Litherland. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to discover whether the property has historically flooded. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer may commence a legal claim for losses as a result of such an incorrect answer. The purchaser’s lawyers may also conduct an environmental report. This should disclose if there is a recorded flood risk. If so, additional inquiries should be conducted.

In surfing the world wide web for the phrase on line conveyancing in Litherland it shows results of many property lawyersin the vicinity. With so much choice what is the best way to find the right conveyancer for me?

The ideal way of seeking the right conveyancer is via trusted recommendation, so seek the guidance of colleagues and those you trust who have bought a property in Litherland or the local estate agent or financial adviser. Costs for conveyancing in Litherland differ, so it's sensible to obtain a minimum of four quotes from different solicitors. Make sure that you know that the charges are assured not to rise.

Back In 2002, I bought a leasehold house in Litherland. Conveyancing and Lloyds TSB Bank mortgage organised. I have received a letter 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 1998. The conveyancing solicitor in Litherland who acted for me is not around. Any advice?

First make enquiries of HMLR to be sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Litherland conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a 2 bed flat in Litherland, conveyancing was carried out in 2000. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Litherland with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2076

With only 52 years remaining on your lease we estimate the price of your lease extension to span between £29,500 and £34,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.