All was ready to complete my purchase in Kelsall next Friday. My solicitor 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 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 conditions. These requirements are not specific to conveyancing in Kelsall.

I completed on my house on 6 July and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Kelsall advises it should be formalised inside ten days. Are titles in Kelsall uniquely lengthy to register?

As far as conveyancing in Kelsall is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any other parties. At present roughly 80% of submission are fully addressed within 12 days but some can be subject to longer delays. Historically registration occurs after the purchaser is living at the property so registration formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

I am a sole trader hoping to lease a unit on the high street. Can you recommend conveyancers offering fixed costs for non-domestic conveyancing in Kelsall for under £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Kelsall, including the sale and purchase of businesses as well as simply property. Whether you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. Regarding the charges these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or telephone us so that we may provide you with comprehensive commercial conveyancing quote.

I've recently bought a leasehold house in Kelsall. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a 1 bedroom flat in Kelsall, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Kelsall with over 90 years remaining are worth £227,000. The ground rent is £50 yearly. The lease expires on 21st October 2095

With only 72 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

My husband and I are buying a garden flat in Kelsall. At the time of instructing our solicitor, we were told they were on all mainstream lender panels. The mortgage broker emailed today to advise that they don't seem to be on the Barclays approved list. If it turns out to be true, what should we do? Do we just find a different lawyer that is on their approved list or should we cover the costs for dual representation, with Barclays appointing their own preferred conveyancer.

When acquiring a property with mortgage finance it is standard for the buyer’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to fulfill. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Barclays to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Barclays's conveyancing panel and you may continue to use your own Kelsall solicitors, in which case it will likely add costs, and it may delay matters as you are adding another conveyancer into the equation.