I am hoping to move into my new home in Boscombe next Friday. 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 UK Finance Lenders’ Handbook conditions. These requirements are not unique to conveyancing in Boscombe.

I need some expedited conveyancing in Boscombe as I have pressure to complete in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at liberty not to do searches although no solicitor would advise that you don't. With plenty of history conveyancing in Boscombe the following are instances of issues that can appear and therefore impact the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

I used Stirling Law a few years past for my conveyancing in Boscombe. I now require my papers but cannot find the solicitor. What do I do?

You should 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 Boscombe of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Boscombe is the location of the property. Can you offer any opinion?

Flying freeholds in Boscombe are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Boscombe you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boscombe may ascertain 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 property.

What makes a Boscombe lease problematic?

Leasehold conveyancing in Boscombe is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain elements of the building

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to withdraw.

I inherited a leasehold flat in Boscombe, conveyancing formalities finalised in 2005. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Boscombe with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2102

With 77 years remaining on your lease we estimate the premium for your lease extension to span between £7,600 and £8,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered 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.