All was ready to move into my new home in Winkleigh next Monday. My property lawyer 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 lender. What risks does the lender expect the insurance to cover?

All property lawyers 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 Winkleigh.

Do I have to have a meeting at the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Winkleigh so that I can pop in to their offices if necessary.

Whereas this was necessary 12 years ago, almost all banks no longer need their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to supply identification documents and there are still distinct benefits to choosing a locally based practitioner, in your situation a conveyancing solicitor in Winkleigh.

My bid for a property was accepted at auction in Winkleigh. Conveyancing is necessary. What happens now?

Given that you are now for in every practical sense signed on the dotted line you will need to find a conveyancing practitioner quickly as you will have a pending a drop dead date to complete the purchase. All auction property will ordinarily have an associated legal set of papers. This should include most,if not all of the documents that your lawyer requires. In the case of leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.

We previously selected solicitors locally in Winkleigh on the UBS solicitor panel. They have just invoiced me a further charge for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. This charge is not dictated by UBS but by your Winkleigh lawyer. Some firms on the UBS panel will levy ’dealing with mortgage’ fee and others do not.

I have a mortgage with Co-operative for my property in Winkleigh. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

You must advise Co-operative before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.

I am buying my first flat in Winkleigh with the aid of help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not inform my solicitor about the extras as it could put at risk my loan with Alliance & Leicester . Do I keep my lawyer in the dark?.

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.

Can you provide any advice for leasehold conveyancing in Winkleigh with the aim of expediting the sale process?

• Much of the delay in leasehold conveyancing in Winkleigh can be reduced where you appoint lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ solicitors.
In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Winkleigh leases often stipulate that internal structural changes or installing wooden flooring require a licence issued by the Landlord acquiescing to such changes. If you fail to have the approvals in place you should not contact the landlord without contacting your solicitor in advance. Many landlords or managing agents in Winkleigh levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Winkleigh. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than ongoing. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share document. Obtaining a new share certificate is often a lengthy formality and frustrates many a Winkleigh home move. Where a new share is necessary, you should approach the company officers or managing agents (where relevant) for this at the earliest opportunity.

I acquired a basement flat in Winkleigh, conveyancing formalities finalised April 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Winkleigh with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease ceases on 21st October 2097

With only 71 years left to run the likely cost is going to be between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.