All was ready to move into my new home in Tremeirchion next Monday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the lender expect the insurance 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 specific to conveyancing in Tremeirchion.

Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Tremeirchion so that I can pop in to their offices if necessary.

Whereas this was necessary 12 years ago, the vast majority lenders no longer need their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still distinct benefits to using a local solicitor, in your situation a conveyancing solicitor in Tremeirchion.

I acquired my home on 16 July and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Tremeirchion said it will be formalised in a couple of weeks. Are properties in Tremeirchion uniquely lengthy to register?

There is nothing unique about conveyancing in Tremeirchion registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today approximately 80% of submission are completed within 12 days but occasionally there can be extensive delays. Historically registration occurs after the buyer has moved in to the premises thus post completion formalities is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.

We're first time buyers - had an offer accepted, but the selling agent told us that the vendor will only go ahead if we use their preferred lawyers as they need an ‘expedited deal’. We would rather use a high street solicitor used to conveyancing in Tremeirchion

It is highly unlikely the sellers are behind this. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Tremeirchion conveyancing solicitors - not the ones that will provide the negotiator at the agency a kickback or achieve conveyancing targets set by head office.

Do you have any top tips for leasehold conveyancing in Tremeirchion from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Tremeirchion can be reduced if you instruct lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ representatives.
If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Organising a new share certificate can be a lengthy process and delays many a Tremeirchion conveyancing transaction. If a reissued share certificate is necessary, do contact the company officers or managing agents (if relevant) for this sooner rather than later. A minority of Tremeirchion leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are 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 buyers or their solicitors. The majority of freeholders or managing agents in Tremeirchion charge for providing management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Tremeirchion.

I own a basement flat in Tremeirchion, conveyancing formalities finalised May 1998. Can you work out an approximate cost of a lease extension? Corresponding properties in Tremeirchion with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2092

With just 66 years unexpired the likely cost is going to range between £11,400 and £13,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.