I am hoping to complete my purchase in Much Wenlock 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 bank. What does the insurance need to cover?

All property lawyers on acting for mortgage companies 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 instructions. These requirements are not specific to conveyancing in Much Wenlock.

I'm converting the mortgage on my current property to a buy to let mortgage with Barnsley Building Society and intend to use the remaining equity as a down payment on another house. The location we are interested in is Much Wenlock. Will your lawyers be able to act for both sets of mortgage companies and tie in the conveyances?

Do use our search tool on this site to check that the conveyancers are on the appropriate lender panels. Having checked that they are your conveyancer will be able to connect the two conveyancing matters but you should talk with you lawyer and specify your desired outcome and needs.

My husband and I are 3 weeks into a leasehold purchase having been directed to conveyancers by the selling agent to do our conveyancing in Much Wenlock. We are not happy. Could you you assist me in finding new conveyancers?

They would need to be really bad to suggest changing them. Has your mortgage been issued? If so you need to inform them of the new conveyancer and ensure the mortgage documents are re-issued. The solicitor ideally should be on the lenders panel to avoid escalating costs and complications. That should be your starting point. Our find a solicitor tool should assist you in finding a lender approved solicitor for your conveyancing in Much Wenlock

Completion is due on our sale of a £325,000 flat in Much Wenlock next Friday. The freeholder has quoted £360 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Much Wenlock?

Much Wenlock conveyancing on leasehold maisonettes often involves the buyer’s solicitor submitting enquiries for the landlord to answer. Although the landlord is not legally bound to address such questions most will be willing to assist. They are at liberty to levy a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The management information fee invoiced by the landlord must be sent together with a summary of rights and obligations in respect of administration charges, without which the charge is technically not due. In reality one has little option but to pay whatever is requested of you if you want to complete the sale of your home.

I bought a 1st floor flat in Much Wenlock, conveyancing was carried out half a dozen years ago. 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? Comparable properties in Much Wenlock with over 90 years remaining are worth £202,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2080

With just 56 years left to run the likely cost is going to span between £29,500 and £34,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information 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. You should not take any other action based on this information without first seeking the advice of a professional.

At what point do I cover the costs of stamp duty due for my house transaction in Much Wenlock?

Your lawyer should fill out a Land Transaction Return Form for you during your Much Wenlock conveyancing transaction for you to sign. After completion your solicitor will submit your STL Return Form to the Tax Authorities and - as long as they have the funds - settle any tax bill payable for you.