Due to complete my purchase in Snettisham next Thursday. 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 bank. What risks does the lender 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 obligations are not limited to conveyancing in Snettisham.

Just acquired a terraced house in Snettisham , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Snettisham conveyancing solicitor works at snail pace, so I want to be certain that my name is registered.

As far as conveyancing in Snettisham registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. As of today roughly three quarters of submission are fully dealt with within 12 days but some can be subject to extensive hold-ups. Registration takes place after the purchaser is living at the property therefore registration formalities is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Snettisham I like with open areas and railway links nearby, however it only has 61 years unexpired on the lease. There is not much else in Snettisham suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Snettisham and how can your lawyers assist?

The 1954 Act gives protection to commercial tenants, granting the a statutory right to apply to court for a new tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Snettisham is one of the numerous locations in which our lawyers are based

Can you provide any top tips for leasehold conveyancing in Snettisham with the purpose of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Snettisham can be reduced where you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors.
Many freeholders or Management Companies in Snettisham charge for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Snettisham. If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share document. Arranging a duplicate share certificate can be a lengthy process and delays many a Snettisham conveyancing transaction. Where a duplicate share is required, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Snettisham leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord approving such works. Should you dont have the approvals to hand do not communicate with the landlord without contacting your solicitor in advance.

I am the registered owner of a garden flat in Snettisham, conveyancing was carried out 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Snettisham with an extended lease are worth £211,000. The ground rent is £45 yearly. The lease terminates on 21st October 2092

With only 67 years unexpired the likely cost is going to range between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.