Due to move into my new home in Kings Langley next Monday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property 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?
All property lawyers on acting for mortgage companies 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 conditions. These requirements are not specific to conveyancing in Kings Langley.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Kings Langley. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 30/1/2026, the requirements read as follows :
I'm the sole beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Kings Langley. The Kings Langley property was put into my name in December. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the property in December. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view banks take of it, depend on the mortgage company as this requirement primarily exists to capture the purchase and immediately sell or the quick reselling of property.
Is it the case that all Kings Langley conveyancing solicitors on the Bank of Ireland conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I am purchasing a property in Kings Langley. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Coventry BS your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Kings Langley.
Will our solicitor be asking questions concerning flooding during the conveyancing in Kings Langley.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Kings Langley. Some people will buy a house in Kings Langley, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a various searches that may be carried out by the buyer or by their conveyancers which will give them a better appreciation of the risks in Kings Langley. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the owner to discover whether the premises has ever been flooded. In the event that the residence has been flooded in past which is not notified by the owner, then a buyer may bring a claim for damages resulting from an inaccurate response. The buyer’s lawyers should also carry out an enviro search. This should disclose whether there is any known flood risk. If so, additional inquiries will need to be carried out.
Just bought a terraced house in Kings Langley , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Kings Langley conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are concluded.
As far as conveyancing in Kings Langley is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any other parties. Currently approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the buyer is living at the premises so registration formalities is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
I am in need of some leasehold conveyancing in Kings Langley. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and almost all are in Kings Langley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a 2 bed flat in Kings Langley, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Kings Langley with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2077
You have 51 years remaining on your lease we estimate the premium for your lease extension to range between £30,400 and £35,200 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to 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.