All was ready to move into my new home in Nannerch 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 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 Part 2 instructions. These obligations are not specific to conveyancing in Nannerch.

Should my solicitor be raising enquiries regarding flooding during the conveyancing in Nannerch.

Flooding is a growing risk for conveyancers specialising in conveyancing in Nannerch. There are those who buy a house in Nannerch, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house 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 as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, but there are a various checks that may be initiated by the buyer or by their conveyancers which can give them a better appreciation of the risks in Nannerch. The standard information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to determine if the property has ever been flooded. If the premises has been flooded in past which is not notified by the owner, then a buyer could commence a legal claim for losses as a result of such an inaccurate answer. A purchaser’s solicitors may also carry out an environmental report. This should higlight if there is any known flood risk. If so, further investigations will need to be conducted.

My wife and I purchased a terraced Georgian house in Nannerch. Conveyancing practitioner acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Nannerch and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who carried out the work.

How does conveyancing in Nannerch differ for newly converted properties?

Most buyers of new build or newly converted property in Nannerch come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Nannerch tend to purchase the site, 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 Nannerch or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Nannerch is where the house is located. Is there any guidance you can give?

Flying freeholds in Nannerch are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Nannerch you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nannerch 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 property.