I am hoping to move into my new home in Ferring and Goring next Tuesday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance to cover?

Any lawyer 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 requirements. These requirements are not limited to conveyancing in Ferring and Goring.

My bid for a property was accepted at auction in Ferring and Goring. Conveyancing is necessary. What happens now?

Given that you have now for all intents and purposes signed on the dotted line you will need to choose a conveyancing lawyer as a matter of urgency as you are faced with a tight a drop dead date to complete the property. An auction property will ordinarily have a bespoke auction pack. This should include most,if not all of the paperwork that your lawyer requires. Where you are dealing with leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to give this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in order to complete on the date specified in the contract.

My uncle advised me that in buying a property in Ferring and Goring there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of a number of properties in Ferring and Goring which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Ferring and Goring should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being problematic. The Ferring and Goring solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I acquired my home on 4 June and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Ferring and Goring advises it would be formalised in a couple of weeks. Are transfers in Ferring and Goring uniquely lengthy to register?

As far as conveyancing in Ferring and Goring registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. Currently approximately three quarters of such applications are completed within 12 days but occasionally there can be longer hold-ups. Registration occurs once the purchaser has moved in to the premises thus 'speed' is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.

I am looking for a flat up to £305k and identified one near me in Ferring and Goring I like with amenity areas and railway links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Ferring and Goring suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

Do you have any top tips for leasehold conveyancing in Ferring and Goring from the point of view of expediting the sale process?

• Much of the delay in leasehold conveyancing in Ferring and Goring can be avoided where you appoint lawyers the minute your agents start advertising the property and request that they start to put together the leasehold information needed by the buyers’ representatives.
You believe that you know the number of years remaining on your lease but you should double-check by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is below 80 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. Some Ferring and Goring leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a property where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unsettled.

I inherited a 1 bedroom flat in Ferring and Goring, conveyancing was carried out June 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Ferring and Goring with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2093

With 67 years left to run we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.