We chose a local firm for our conveyancing in Stamford Bridge last week. Going through the Ts and Cs I notewe are on the hook for fees even if the dealdoes not happen. Should I ditch them and choose a web based conveyancing company advertising no move no charge conveyancing in Stamford Bridge?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be uplifted to cover those cases that abort. You should be mindful that these schemes generally do not protect you from disbursements such as Stamford Bridge conveyancing search costs.

I am hoping to complete my purchase in Stamford Bridge next Monday. 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 lender. 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 requirements are not unique to conveyancing in Stamford Bridge.

I am the sole recipient of my late father’s estate and I have everything in my name alone, including the house in Stamford Bridge. The Stamford Bridge property was put into my name in September. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the house in September. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view banks take of it, depend on the bank as this requirement is principally there to capture subsales or the quick reselling of properties.

Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Stamford Bridge conveyancing practitioners have been chosen. How long does it take for Yorkshire BS to send the offer to the property lawyer?

Some lenders take longer than others. Have Yorkshire BS completed the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Intending to buy a flat in Stamford Bridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stamford Bridge property lawyer is on the Co-operative conveyancing panel.

How does conveyancing in Stamford Bridge differ for new build properties?

Most buyers of new build premises in Stamford Bridge approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Stamford Bridge usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Stamford Bridge or who has acted in the same development.

Do you have any advice for leasehold conveyancing in Stamford Bridge from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Stamford Bridge can be avoided if you appoint lawyers the minute your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors.
In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Stamford Bridge state that internal structural alterations or installing wooden flooring calls for a licence from the Landlord approving such works. Should you dont have the paperwork to hand do not communicate with the landlord without checking with your conveyancer before hand. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved. Some Stamford Bridge leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual 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.

I purchased a leasehold flat in Stamford Bridge, conveyancing formalities finalised in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Stamford Bridge with an extended lease are worth £265,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2100

You have 76 years left to run the likely cost is going to span between £8,600 and £9,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns 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 before seeking the advice of a professional.