Due to complete my purchase in The Borough next Friday. My now wants me to supply her with evidence 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 bank. What risks does the bank expect the insurance to cover?

Any lawyer 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 requirements. These obligations are not specific to conveyancing in The Borough.

Should our lawyer be making enquiries regarding flooding as part of the conveyancing in The Borough.

Flooding is a growing risk for solicitors specialising in conveyancing in The Borough. There are those who acquire a property in The Borough, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a various searches that may be carried out by the purchaser or by their conveyancers which can give them a better understanding of the risks in The Borough. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to determine if the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer may commence a legal claim for losses resulting from an inaccurate answer. The buyer’s solicitors will also commission an enviro report. This will disclose whether there is any known flood risk. If so, more detailed investigations should be carried out.

About to purchase a new build apartment in The Borough. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in The Borough

There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I decided to have a survey completed on a house in The Borough ahead of appointing lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks may refuse to issue a loan on this type of premises.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in The Borough. Conveyancing may be slightly more expensive based on your lender's requirements.

My father-in-law has suggested that I instruct his conveyancing solicitors in The Borough. Should I use them?

Much as we are happy to recommend a The Borough conveyancing lawyer the ideal way to choose a conveyancing solicitor is to get referrals from friends or relatives who have actually used the firm you're contemplating using.