Due to complete my purchase in Quinton next Thursday. My property lawyer 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 bank. What does the insurance need to cover?

Any lawyer 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 Part 2 instructions. These requirements are not specific to conveyancing in Quinton.

If you had a top tip for choosing a conveyancing solicitor in Quinton what would it be?

Do not opt for the lowest Quinton conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We have a mortgage agreed in principle with Lloyds. Quinton conveyancing lawyers have been selected. How long does it take for Lloyds to issue the offer to the solicitor?

Some lenders take longer than others. Have Lloyds completed the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

It is not clear whether my bank requires a lease extension. I have called my Quinton bank branch on various occasions and was told it wasn't an issue and they would lend. My Quinton conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. I simply don't know who is right.

As long as the lawyer is on the bank panel, they must comply with the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Quinton I like with open areas and railway links nearby, however it's only got 51 remaining years left on the lease. There is not much else in Quinton in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

Is it simple use your search facility to locate a conveyancing solicitor in Quinton on the approved list for my mortgage?

Step one is to pick a lender such as Halifax, Chelsea Building Society or Bank of Ireland then choose your preferred area for instance Quinton. Conveyancing organisations in Quinton and nationally should be shown.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Quinton. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

The majority of houses in Quinton are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Quinton in which case you should be shopping around for a Quinton conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should advise you fully on all the issues.

I purchased a 1 bedroom flat in Quinton, conveyancing was carried out in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Quinton with a long lease are worth £190,000. The ground rent is £65 yearly. The lease terminates on 21st October 2086

You have 61 years left to run the likely cost is going to range between £18,100 and £20,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. 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. Neither should you move forward based on this information before getting professional advice.