I am hoping to complete my purchase in Stokenchurch next Thursday. My 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 mortgage company. What risks does the mortgage company expect the insurance to cover?

All property lawyers 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 UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in Stokenchurch.

Will my solicitor be making enquiries concerning flooding as part of the conveyancing in Stokenchurch.

The risk of flooding is if increasing concern for solicitors dealing with homes in Stokenchurch. There are those who purchase a property in Stokenchurch, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their conveyancers which should figure out the risks in Stokenchurch. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a purchaser could issue a legal claim for losses as a result of such an misleading answer. A buyer’s conveyancers should also carry out an enviro report. This will higlight whether there is a recorded flood risk. If so, additional investigations will need to be conducted.

I am purchasing my first flat in Stokenchurch with a mortgage from TSB. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the deal as it would put at risk my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We're FTB’s - agreed a price, yet the agent advised that the vendor will only issue a contract if we instruct the agent's chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Stokenchurch

It is improbable the sellers are driving this. If they want ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Stokenchurch conveyancing solicitors - not the ones that will provide their estate agent a introducer fee or meet his conveyancing targets set by senior management.

What advice can you give us when it comes to finding a Stokenchurch conveyancing practice to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Stokenchurch conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Stokenchurch conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

If the firm is not ALEP accredited then what is the reason? How many lease extensions has the firm carried out in Stokenchurch in the last 12 months?

I inherited a ground floor flat in Stokenchurch, conveyancing formalities finalised January 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Stokenchurch with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2098

With only 73 years left to run the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.