I am hoping to complete my purchase in Rhuddlan 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 lender. What does the insurance need 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 requirements are not limited to conveyancing in Rhuddlan.

What will a local search reveal regarding the house we're buying in Rhuddlan?

Rhuddlan conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search plays a central part in most Rhuddlan conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I am looking for a ground for flat up to £195,000 and found one close by in Rhuddlan I like with amenity areas and station nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Rhuddlan in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a mortgage that many years will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

We're novice buyers - had an offer accepted, yet the estate agent advised that the vendor will only go ahead if we use their chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in Rhuddlan

It is improbable the sellers are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Rhuddlan conveyancing lawyers - not the ones that will earn their estate agent a commission or meet his conveyancing targets pre-set by HQ.

Do I have to pop into the offices of the lender conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Rhuddlan so that I can attend their offices if necessary.

Whereas this was necessary twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Rhuddlan.