All was ready to move into my new home in Barnard Castle next Monday. My 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 bank expect the insurance to cover?

Any lawyer 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 requirements. These requirements are not unique to conveyancing in Barnard Castle.

I acquired my home on 14 October and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Barnard Castle advises it will be recorded in a couple of weeks. Are transfers in Barnard Castle uniquely lengthy to register?

As far as conveyancing in Barnard Castle registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry communicate with any interested parties. At present roughly three quarters of such applications are completed within 12 days but occasionally there can be longer delays. Historically registration is effected after the buyer is living at the property so registration formalities is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.

I am looking for a leasehold apartment up to £235,500 and found one near me in Barnard Castle I like with amenity areas and station nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Barnard Castle for this price, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

I invested in buying a basement flat in Barnard Castle, conveyancing formalities finalised 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Barnard Castle with over 90 years remaining are worth £165,000. The ground rent is £45 yearly. The lease expires on 21st October 50

You have 50 years remaining on your lease we estimate the price of your lease extension to range between £36,100 and £41,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

The conveyancers handling our conveyancing in Barnard Castle has forwarded documents to review that reveal that the land is unregistered with epitome documents. Why is the property not yet recorded at HMLR?

Although the vast majorities of properties in Barnard Castle are now registered with HM Land Registry there are still some that remain unregistered. Any property in Barnard Castle that has been transferred since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Barnard Castle property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Barnard Castle conveyancing practitioners will be familiar with such matters but if any uncertainty exists the standard guidance these days appears to be for the vendor’s solicitor to deal with the registration formalities first and then deal with the dispose of the property to the purchaser - this this chain of events will cause a significant delay.