Due to move into my new home in Arnold next Tuesday. My solicitor 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 banks 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 conditions. These obligations are not limited to conveyancing in Arnold.

I need some quick conveyancing in Arnold as I am faced with an ultimatum to sign on the dotted line inside one month. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no solicitor would suggest that you don't. With plenty of history conveyancing in Arnold the following are examples of what can crop up and adversely impact future mortgageability: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...

I am using a search engine for the phrase cheap conveyancing in Arnold it reveals many conveyancersin the area. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?

The preferential method of seeking the right conveyancer is via personal referral, so ask colleagues and those you trust who have bought a property in Arnold or the respected estate agent or mortgage broker. Charges for conveyancing in Arnold vary, so it's advisable to obtain a minimum of four quotes from varying types of conveyancers. Dont forget to clarify that the costs are assured not to to be inflated.

Do you have any advice for leasehold conveyancing in Arnold with the purpose of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Arnold can be bypassed where you get in touch lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ lawyers.
If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where a dispute is unsettled. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unresolved. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is under 80 years. In the circumstances it is essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. Some Arnold leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly 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 lawyers.

I inherited a 2 bed flat in Arnold, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Arnold with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2083

With 58 years left to run we estimate the premium for your lease extension to range between £22,800 and £26,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.

My solicitors in Arnold have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.