All was ready to complete my purchase in West Byfleet next Monday. 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 mortgage company. What does the insurance need 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 Part 2 instructions. These requirements are not limited to conveyancing in West Byfleet.

Why do I have to pay up front for my conveyancing in West Byfleet?

If you are buying a property in West Byfleet your lawyer will request that you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the total price then this should be required shortly in advance of exchange of contracts. Any further balance that is due should be transferred shortly before completion.

What is the difference between a licensed conveyancer and conveyancing solicitor in West Byfleet

There are two types of lawyers who can conduct conveyancing in West Byfleet namely licenced conveyancers or solicitors. The two can administer the legal services that you need to complete the disposal or purchase of property. They are both duty bound to carry out West Byfleet conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally conducted and that all requirements and steps should be accurately attended to.

A colleague informed me that in purchasing a property in West Byfleet there could be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?

We are aware of anumerous of properties in West Byfleet which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in West Byfleet should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am currently in the process of buying my council flat in West Byfleet. I have a mortgage agreed with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

I am purchasing a house and the lawyer has mentioned Chancel Repair for which the property could be liable given it’s proximity to the area of such a church. He has recommended insurance. Is this strictly warranted for conveyancing in West Byfleet

Unless a previous acquisition of the premises completed after 12 October 2013 you may take it that solicitors carrying out conveyancing in West Byfleet to continue to advocate a chancel search and or insurance against a claim.

I am on look out for some leasehold conveyancing in West Byfleet. Before diving in I want to be sure as to the number of years remaining on the lease.

If the lease is registered - and 99.9% are in West Byfleet - then the leasehold title will always include the basic details 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 purchased a 2 bed flat in West Byfleet, conveyancing was carried out in 2001. Can you work out an approximate cost of a lease extension? Corresponding properties in West Byfleet with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2074

With just 50 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.