All was ready to move into my new home in Windlesham next Monday. 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 lender. 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 Part 2 requirements. These requirements are not unique to conveyancing in Windlesham.

Are the BSA intent on creating a search tool with a view to to identify firms on the Melton Mowbray Building Society conveyancing panel for example in Windlesham?

We are not aware of any plans on the part of the BSA to develop such a tool.

Over the last few months I have been searching for a flat up to £305k and found one near me in Windlesham I like with a park and station nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Windlesham in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

We are a couple of weeks into a freehold purchase having been recommend to solicitors by the high street agent to do our conveyancing in Windlesham. We are not happy. Could you help me find new lawyers?

A lawyer would have to be very poor in order to consider changing them. Has your loan offer been generated? In the event that it has you must advise them of the new conveyancer and ensure the loan are re-sent. Your conveyancer should be on the mortgage company approved list to avoid supplemental charges and complications. That should be your starting point. Our search tool will assist you in finding a lender approved conveyancer for your conveyancing in Windlesham

Do you have any advice for leasehold conveyancing in Windlesham from the perspective of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Windlesham can be reduced where you instruct lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the buyers’ conveyancers.
If you hold a share in a the Management Company, you should make sure that you are holding the original share document. Obtaining a new share certificate is often a time consuming process and delays many a Windlesham conveyancing deal. Where a new share certificate is required, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is ongoing. You will have to accept that you will have to discharge 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 are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unsettled. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Windlesham state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. Where you fail to have the approvals to hand you should not contact the landlord without contacting your conveyancer before hand.

Windlesham Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

Is the freehold reversion owned collectively by the tenants? Most Windlesham leasehold properties will have a service charge for maintenance of the block set by the management company. Where you purchase the apartment you will have to pay this liability, usually quarterly during the year. This could be anything from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent to be met yearly, this is usually not a large figure, say approximately £25-£75 but you should to enquire it because occasionally it can be surprisingly expensive. You should want to discover as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to every day issues like the upkeep of the communal areas. You should not be afraid to ask other people what they think of their management. In conclusion, be sure you understand the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending the funds.