All was ready to complete my purchase in Alston next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need 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 unique to conveyancing in Alston.

We note that you have a search directory listing solicitors on the Santander conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Alston?

We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Alston.

We are selling our home in Alston and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Alston conveyancer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing outfit rather than a conveyancing solicitor in Alston. We have lived in Alston for 5 years we know of no issue. Should we contact our local Authority to seek confirmation need.

It would appear that you have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

4 months have elapsed following my purchase conveyancing in Alston took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

What advice can you give us when it comes to choosing a Alston conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Alston conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Alston conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

What volume of lease extensions have they carried out in Alston in the last 12 months?

I am the registered owner of a studio flat in Alston, conveyancing formalities finalised August 2007. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Alston with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2082

With just 59 years unexpired we estimate the premium for your lease extension to range between £20,900 and £24,200 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.