Due to complete my purchase in Newbiggin By The Sea next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer 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 UK Finance Lenders’ Handbook instructions. These requirements are not limited to conveyancing in Newbiggin By The Sea.

I'm buying a new build house in Newbiggin By The Sea with a loan from Santander. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my solicitor about the deal as it will impact my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How do I use the search facility to locate a conveyancing practitioner in Newbiggin By The Sea on the panel for my lender?

Step one is to select a mortgage company such as Santander, Leeds Building Society or Nottingham Building Society then specify your location such as Newbiggin By The Sea. Conveyancing practices in Newbiggin By The Sea and nationally should be listed.

There are only Seventy years remaining on my flat in Newbiggin By The Sea. I am keen to get lease extension but my landlord is can not be found. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to locate the lessor. On the whole an enquiry agent should be helpful to carry out a search and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the application to the County Court covering Newbiggin By The Sea.

I own a studio flat in Newbiggin By The Sea, conveyancing having been completed May 1999. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Newbiggin By The Sea with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced every year. The lease ceases on 21st October 2070

With 52 years remaining on your lease we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

I am planning to acquire a flat and need a conveyancing solicitor in Newbiggin By The Sea who is on the bank conveyancing panel. Can you recommend a Newbiggin By The Sea or local Newbiggin By The Sea conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Newbiggin By The Sea. We dont recommend any particular conveyancing practice.