All was ready to move into my new home in Westerham next Thursday. My 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 lender. What does the insurance need to cover?

Any lawyer 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 conditions. These requirements are not specific to conveyancing in Westerham.

Will our lawyer be raising enquiries regarding flooding as part of the conveyancing in Westerham.

Flooding is a growing risk for lawyers dealing with homes in Westerham. Some people will acquire a property in Westerham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their solicitors which can give them a better appreciation of the risks in Westerham. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser could issue a claim for damages as a result of such an misleading response. A buyer’s conveyancers should also commission an enviro report. This should disclose whether there is any known flood risk. If so, additional investigations will need to be carried out.

Just acquired a detached house in Westerham , What is the estimated time for the Land Registry to record my ownership? My Westerham conveyancing solicitor works at snail pace, so I want to be sure that my purchase is recorded.

There is nothing unique when it comes to conveyancing in Westerham registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. Currently approximately three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected after the new owner is living at the property therefore registration formalities is not always primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.

I am looking for a flat up to £235,500 and identified one round the corner in Westerham I like with a park and railway links in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Westerham suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you require a mortgage the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.