Due to move into my new home in Stratford next Thursday. My 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 does the insurance need 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 UK Finance Lenders’ Handbook instructions. These requirements are not limited to conveyancing in Stratford.

Just bought a terraced house in Stratford , What is the estimated time for the Land Registry to register my proprietorship? My Stratford conveyancing solicitor works at snail pace, so I want to be certain that my ownership is recorded.

As far as conveyancing in Stratford is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. Currently roughly three quarters of submission are completed within 12 days but some can be subject to longer hold-ups. Historically registration takes place once the new owner has moved in to the property therefore registration formalities is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.

I have been on the look out for a ground for flat up to £195,000 and identified one close by in Stratford I like with amenity areas and station in the vicinity, however it only has 52 years on the lease. There is not much else in Stratford suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan that many years may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

Helen (my wife) and I may need to let out our Stratford ground floor flat temporarily due to a career opportunity. We instructed a Stratford conveyancing firm in 2004 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Stratford do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I own a 1 bedroom flat in Stratford, conveyancing having been completed 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? Similar properties in Stratford with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 50

You have 50 years left to run the likely cost is going to range between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

Why do Stratford conveyancing costs differ for leasehold and freehold properties?

Inevitably there is more work needed in leasehold conveyancing. Stratford has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.