I am hoping to move into my new home in Shinfield and Arborfield 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?

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 limited to conveyancing in Shinfield and Arborfield.

Why is leasehold purchase conveyancing in Shinfield and Arborfield costs more?

Shinfield and Arborfield leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

The Shinfield and Arborfield conveyancing lawyers that just started acting on my purchase in Shinfield and Arborfield have without warning closed. I chose them because I had to have a lawyer on the conveyancing panel and my preferred Shinfield and Arborfield lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?

If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Shinfield and Arborfield. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

The majority of houses in Shinfield and Arborfield are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Shinfield and Arborfield in which case you should be looking for a Shinfield and Arborfield conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a tenant 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 alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your lawyer will appraise you on the various issues.

I purchased a basement flat in Shinfield and Arborfield, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Shinfield and Arborfield with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 50

With just 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 plus 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 supply a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

I am hoping to buy a repression flat in Shinfield and Arborfield and the mortgagee in possession would like to complete inside 28 days. Do meet that timeframe? Am I best advised to use a local Shinfield and Arborfield firm or an online company that advertises to complete quickly?

Visit your Shinfield and Arborfield high street. Pop in to a couple of solicitor’s offices and ask to see a conveyancing solicitor for a quote. Explain your situation and get a commitment on speed. Select the one that comes across as most trustworthy. Be sure to choose a on the list of acceptable to your bank.