I am hoping to complete my purchase in Page Green next Tuesday. My property lawyer 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 lenders 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 requirements. These obligations are not limited to conveyancing in Page Green.

As someone unfamiliar with conveyancing in Page Green what is your top tip you can give me concerning the legal transfer of property in Page Green

You may not hear this from too many lawyers but conveyancing in Page Green and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the ownership transfer. For example, the seller, estate agent and sometimes the mortgage company. Selecting a law firm for your conveyancing in Page Green an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to protect your legal interests and to protect you.

On occasion a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by claiming that your conveyancer is dragging his heels. Or your financial adviser may try to convince you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties in the conveyancing process.

I decided to have a survey completed on a house in Page Green prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some lenders may not issue a mortgage on this type of house.

It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Page Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Page Green to see if the conveyancing costs will increase in light of this.

My husband and I are first time buyers - agreed a price, but the estate agent informed us that the owners will only proceed if we appoint their recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Page Green

It is unlikely the vendors are driving this. If they want ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your own,trusted Page Green conveyancing firm - as opposed tothose that will provide their estate agent a commission or achieve conveyancing thresholds set by senior management.

I am looking at a two apartments in Page Green which have about 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Page Green. The lease is a right to use the property for a period of time. As the lease shortens the value of the lease reduces and it becomes more expensive to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage lenders may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this field.

After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Page Green. Can we issue an application to the Residential Property Tribunal Service?

Most definitely. We are happy to put you in touch with a Page Green conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Page Green property is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 74.13 years.