I am hoping to move into my new home in Rhoose next Friday. My property lawyer now wants me to supply her with evidence 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 risks does the mortgage company expect the insurance to cover?

Any lawyer 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 requirements. These obligations are not limited to conveyancing in Rhoose.

We are looking to buy a property and need a conveyancing solicitor in Rhoose who is on the Santander solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Rhoose.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Rhoose is where the house is located. What do you suggest?

Flying freeholds in Rhoose are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rhoose you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhoose may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Is it simple use your search app to choose a conveyancing practitioner in Rhoose on the approved list for my mortgage?

1st choose a mortgage company such as National Westminster Bank, The Royal Bank of Scotland or Britannia then specify your preferred area such as Rhoose. Conveyancing firms in Rhoose and further afield should be shown.

Can you provide any top tips for leasehold conveyancing in Rhoose with the purpose of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Rhoose can be reduced if you appoint lawyers the minute your agents start advertising the property and request that they start to put together the leasehold information needed by the purchasers’ conveyancers.
In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Rhoose leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence from the Landlord consenting to such alterations. Should you dont have the consents in place you should not communicate with the landlord without checking with your conveyancer in advance. Some Rhoose leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is under 80 years. In the circumstances it is important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

I own a split level flat in Rhoose, conveyancing formalities finalised in 2006. Can you work out an approximate cost of a lease extension? Comparable properties in Rhoose with an extended lease are worth £186,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2076

With just 52 years left to run the likely cost is going to span between £29,500 and £34,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be 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 move forward placing reliance on this information without first getting professional advice.