Due to complete my purchase in Abridge next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the lender 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 UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Abridge.

How up to date is your database of Abridge solicitors on the UBS conveyancing panel? Do UBS send you an updated list?

Abridge conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

I am assisting my niece sell her property in Abridge. Will the conveyancer commission an energy assessment or should I organise this?

Following the demise of HIPs, energy assessments was maintained a mandatory component of moving property. An energy performance certificate must be to hand in advance of the property being put on the market. This is not as aspect of the sale process that conveyancers ordinarily organise. Where you are using a Abridge conveyancing solicitor they might help arrange energy performance certificates due to their contacts with long established local providers

My fiancee and I are at the point of viewing houses in Abridge and I am about to put in an offer. Is it wise to have my solicitor on ‘stand by’? I will be getting a mortgage with Lloyds.

It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.

I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Abridge solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Abridge postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Abridge.

I have been on the look out for a flat up to £195,000 and identified one round the corner in Abridge I like with a park and railway links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Abridge for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

Having had my offer accepted I require leasehold conveyancing in Abridge. Before I get started I want to be sure as to the remaining lease term.

If the lease is registered - and most are in Abridge - 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 have given up trying to purchase the freehold in Abridge. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most certainly. We are happy to put you in touch with a Abridge conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Abridge property is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case related to 2 flats. The number of years remaining on the existing lease(s) was 69.26 years.