All was ready to complete my purchase in Bewdley next Friday. My property lawyer now wants me to supply her with proof 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 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 instructions. These obligations are not specific to conveyancing in Bewdley.

Just acquired a terraced house in Bewdley , how long will it take for the Land Registry to deal with the formalities evidencing my title? My Bewdley conveyancing solicitor has been painfully slow, so I want to be sure the registration is addressed.

There is nothing unique when it comes to conveyancing in Bewdley registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. Currently roughly three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place after the purchaser is living at the premises therefore registration formalities is not usually an essential issue but 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 an expedited registration.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Bewdley is the location of the property. Can you shed any light on this issue?

Flying freeholds in Bewdley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bewdley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bewdley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

We're first time buyers - had an offer accepted, but the selling agent advised that the vendor will only proceed if we appoint the agent's chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Bewdley

We suspect that the owner is unaware of this demand. If they want ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Contact the owners directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Bewdley conveyancing solicitors - not the ones that will earn the estate agent a referral fee or hit his conveyancing thresholds demanded by head office.

What makes a Bewdley lease unmortgageable?

There is nothing unique about leasehold conveyancing in Bewdley. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:

Insurance obligations A provision to repair to or maintain parts of the building

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Barnsley Building Society, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

I bought a studio flat in Bewdley, conveyancing formalities finalised September 2006. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Bewdley with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2103

With only 79 years unexpired the likely cost is going to span between £8,600 and £9,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.