Due to complete my purchase in Cross Keys next Tuesday. My property lawyer now wants me to supply her with proof 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 lender. What risks does the mortgage company expect the insurance to cover?

All property lawyers 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 UK Finance Lenders’ Handbook instructions. These obligations are not specific to conveyancing in Cross Keys.

Last month we had a mortgage agreed in principle with Principality. Cross Keys conveyancing solicitors have been appointed. How long does it take for Principality to forward the offer to the conveyancer?

There is no definitive answer here. Have Principality done the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We have agreed to purchase a house in Cross Keys. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

As you are obtaining a mortgage with Clydesdale your lawyer must follow the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Cross Keys.

It is unclear whether my bank requires a lease extension. I have called my Cross Keys building society branch on a couple of occasions and was told it wasn't a problem and they will lend. My Cross Keys conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your conveyancing practitioner has to comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I used Action Conveyancing several years past for my conveyancing in Cross Keys. I now require my file but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cross Keys of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Should I appoint a Cross Keys conveyancing practitioner in close proximity to the house I am purchasing? An old friend can perform the conveyancing however his firm is located 300miles drive away.

The benefit of a high street Cross Keys conveyancing firm is that you can visit the firm to sign paperwork, deliver your ID and pester them where appropriate. Having local Cross Keys know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that should outweigh using an unfamiliar Cross Keys conveyancing lawyer solely due to them being local.

I've recently bought a leasehold house in Cross Keys. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a 1 bedroom flat in Cross Keys, conveyancing having been completed in 2000. How much will my lease extension cost? Corresponding flats in Cross Keys with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease ends on 21st October 2093

With 69 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.