All was ready to complete my purchase in Castleton and Blacktown 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 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 conditions. These requirements are not limited to conveyancing in Castleton and Blacktown.

We are purchasing a apartment in Castleton and Blacktown. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Are all Castleton and Blacktown Conveyancing Quality Solicitors on the conveyancing panel?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

After much negotiation I have agreed a price on a house in Castleton and Blacktown. My mortgage broker pressured me to appoint their . I paid an upfront payment of £175. Not long after, the called me to say that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Castleton and Blacktown differ for new build properties?

Most buyers of new build premises in Castleton and Blacktown come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Castleton and Blacktown usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Castleton and Blacktown or who has acted in the same development.

I have been sourcing a conveyancing practitioner in Castleton and Blacktown for my purchase. Is it possible to check a firm’s record with the profession’s regulator?

You can search for presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA may monitor call for training reasons.

I am the registered owner of a 1st floor flat in Castleton and Blacktown, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Castleton and Blacktown with a long lease are worth £165,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 50

With just 50 years remaining on your lease we estimate the price of your lease extension to range between £36,100 and £41,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.