All was ready to move into my new home in West Hill next Thursday. 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 risks does the bank expect the insurance to cover?

All property lawyers 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 Part 2 conditions. These obligations are not specific to conveyancing in West Hill.

I purchased a freehold property in West Hill but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in West Hill and has limited impact for conveyancing in West Hill but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

How does conveyancing in West Hill differ for new build properties?

Most buyers of new build premises in West Hill approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in West Hill tend to purchase the real estate, 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 conveyancers 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 used to new build conveyancing in West Hill or who has acted in the same development.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in West Hill I like with a park and transport links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in West Hill in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

My husband and I are in the market for an affordable conveyancing solicitor in West Hill to help me sell my flat. I want to avoid being ripped off and there are various West Hill conveyancing solicitors out there...who's the best?

The first thing to do when choosing a West Hill lawyer is listen to the advice from family or trusted professionals. Almost everyone has used a conveyancing solicitor at some point. Feel free to make the most of our tool to compare West Hill conveyancing quotes