All was ready to complete my purchase in Frogmore next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need 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 requirements. These obligations are not specific to conveyancing in Frogmore.

I am the registered owner of a freehold residence in Frogmore but still pay rent, why is this and what is this?

It is rare for properties in Frogmore and has limited impact for conveyancing in Frogmore but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

I am purchasing a new build house in Frogmore benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The sale representative advised me not disclose to my conveyancer about this side-deal as it would adversely affect my mortgage with Alliance & Leicester . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £425,000 maisonette in Frogmore next week. The managing agents has quoted £408 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Frogmore?

Frogmore conveyancing on leasehold flats more often than not necessitates the purchaser’s solicitor submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be willing to assist. They are entitled to invoice a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The administration charge required by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, otherwise the charge is technically not due. In reality you have no option but to pay whatever is requested of you should you wish to sell the property.

I invested in buying a leasehold flat in Frogmore, conveyancing was carried out 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Frogmore with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2079

With only 54 years remaining on your lease we estimate the price of your lease extension to span between £32,300 and £37,400 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

Is it true that a Frogmore conveyancing practice got sued by clients for failing to conduct comprehensive conveyancing investigations?

Our attention has not be brought to such a Frogmore conveyancing matter but according to a recent report, clients acquiring a home elsewhere in England successfully sued their solicitor as a consequence of development permission to build a wind farm not being identified in conveyancing searches.

If you are purchasing in Frogmore It is critical that your lawyer conduct all Frogmore conveyancing searches required to ensure you have accurate and up to date information before buying a home in Frogmore.