All was ready to move into my new home in Shotley Bridge next Tuesday. My conveyancer 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 mortgage company. What risks does the bank expect the insurance 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 Part 2 instructions. These requirements are not specific to conveyancing in Shotley Bridge.

Can you clarify what the consequences are if my lawyer’s firm is removed from the Principality Solicitor panel ahead of completing my conveyancing in Shotley Bridge?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I used Action Conveyancing several years ago for my conveyancing in Shotley Bridge. I now require my papers but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shotley Bridge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

In my capacity as executor for the estate of my grandmother I am disposing of a house in Cardiff but I am based in Shotley Bridge. My solicitor (approximately 200 kilometers awayneeds me to sign a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Shotley Bridge to attest and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Shotley Bridge based

All being well we will complete the sale of our £300,000 apartment in Shotley Bridge on Wednesday in a week. The landlords agents has quoted £312 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Shotley Bridge?

For most leasehold sales in Shotley Bridge conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract enquiries Where consent is required before sale in Shotley Bridge Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Shotley Bridge leasehold property is £350. For Shotley Bridge conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I invested in buying a split level flat in Shotley Bridge, conveyancing was carried out in 2004. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Shotley Bridge with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2086

With just 61 years left to run we estimate the price of your lease extension to be between £19,000 and £22,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.