All was ready to move into my new home in Mansfield Woodhouse next Tuesday. 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 lender. What risks does the bank 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 instructions. These requirements are not specific to conveyancing in Mansfield Woodhouse.

I am considering applying for a mortgage for purchase of a new build (under development) in Mansfield Woodhouse with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for ?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who conducted the conveyancing in Mansfield Woodhouse years ago have long since closed. What do I do?

Assuming the title is registered the information relating to your ownership will be evidenced by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, find your property and get current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.

We are a fortnight into a freehold purchase having been directed to conveyancers by the high street agent to execute conveyancing in Mansfield Woodhouse. I am not happy. Can you help me find new lawyers?

They would need to be really bad in order to consider changing them. Has your mortgage offer been generated? In the event that it has you must make them aware of the replacement lawyer and have the offer are re-sent. Your new conveyancer needs to be on the lenders panel to avoid added fees and frustration. So that should be your first question of the new conveyancers. Our find a solicitor tool should help you find a lender approved solicitor for your home move in Mansfield Woodhouse

Estate agents have just been given the go-ahead to market my garden apartment in Mansfield Woodhouse. Conveyancing lawyers have not yet been instructed, but I have recently received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you pay the maintenance contribution as you normally would given that all ground rent and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a 1st floor flat in Mansfield Woodhouse, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Mansfield Woodhouse with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 50

You have 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.