All was ready to complete my purchase in Bedminster next Tuesday. My solicitor now wants me to supply her with evidence 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 Part 2 conditions. These requirements are not limited to conveyancing in Bedminster.

It is a dozen years since I purchased my property in Bedminster. Conveyancing solicitors have recently been instructed on the sale but I can't find the deeds. Will this cause complications?

Don’t worry too much. Firstly there is a chance that the deeds will be kept by the lender or they may be in the possession of the solicitor who handled the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Bedminster involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

I am purchasing a right to buy a flat in Bedminster. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Bedminster you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bedminster.

I opted to have a survey done on a property in Bedminster prior to retaining solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders tend not grant a mortgage on this type of premises.

It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bedminster. Conveyancing may be slightly more expensive based on your lender's requirements.

I am on look out for some leasehold conveyancing in Bedminster. Before diving in I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and most are in Bedminster - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a 1 bedroom flat in Bedminster, conveyancing having been completed in 2006. How much will my lease extension cost? Corresponding flats in Bedminster with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2077

With 52 years unexpired the likely cost is going to span between £29,500 and £34,000 as well as costs.

The figure 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 without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.