I am hoping to move into my new home in Devon next Friday. 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 bank. 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 UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in Devon.

Do I have to pop into the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Devon so that I can attend their offices if necessary.

Whereas this was necessary ten years ago, most banks no longer require their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to supply identification documents and there are still distinct advantages to choosing a locally based solicitor, in your case a conveyancing solicitor in Devon.

I am buying a new build flat in Devon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Devon

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I purchased a 1 bedroom flat in Devon, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Devon with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to range between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

What advice do you have for searching for commercial conveyancing in Devon?

Option 1 is to ask your friends and family who they used in the past and if they were happy with the service. Second, look on the web for conveyancing in Devon. Call a couple or more firms from the list and ask them to email you their conveyancing fees and speak to the lawyer who will conduct your conveyancing before you commit. Third is to make use of this site to help you find the right solicitors for you based on your unique requirements including location,speed, complexity and who your intended mortgage company is.Resist the temptation to appoint £99 conveyancing solicitors in Devon