All was ready to move into my new home in Ironbridge next Tuesday. 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 bank. What risks does the mortgage company expect the insurance 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 obligations are not unique to conveyancing in Ironbridge.

It is is a decade since I bought my home in Ironbridge. Conveyancing solicitors have now been retained on the sale but I can't track down my title documents. Is this a problem?

Don’t worry too much. First the deeds may be with the lender or they may be in the possession of the lawyers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Ironbridge relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to instruct a Ironbridge based conveyancing firm?

You should check but the chances are that allocate you one of their panel lawyers if you accept the "fee-free" incentive. Call the lender to ask if they allow a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Ironbridge.

About to purchase a new build flat in Ironbridge. 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 legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ironbridge

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared.

We own a leasehold flat in Ironbridge. Conveyancing was finished in 2010. I have been told that I should not let the lease length get too low. What is the reasoning?

Ironbridge leasehold properties are for a prescribed term - normally just under one hundred years when they commenced. However many appartments in Ironbridge were built or converted in the 60’s and so such leases now have less than 80 years left to run. That may seem like plenty of time but Banks, Building Societies and other mortgage companies on the whole require leases to have at least seventy five years remaining to be mortgageable. Accordingly when you come to sell the property you will need a lease extension if you are getting close to eighty years. To increase your property value you should be thinking about whether or not to extend your lease well in advance of selling the property. Furthermore advantages to doing so before the lease reaches even eighty years as when the lease falls below eighty years the amount you have to pay to extend starts to get a lot more expensive.