I am hoping to move into my new home in Bidford On Avon next Friday. 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?

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 conditions. These obligations are not specific to conveyancing in Bidford On Avon.

I used Wolstenholmes a few years ago for my conveyancing in Bidford On Avon. I now require my papers but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bidford On Avon of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm converting the mortgage on my current home to a buy to let loan with Godiva Mortgages Ltd and I will use the ballance of the raised equity as a deposit on another house. The neighborhood we are talking about is Bidford On Avon. Will your lawyers be able to act for both sets of banks and tie in the conveyances?

Do use our comparison tool on this site to be sure that the solicitors are approved by both banks. Assuming that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and specify your expectations and needs.

I am using a search engine for the phrase on line conveyancing in Bidford On Avon it reveals numerous solicitorslocally. How do I determine which is the right conveyancing solicitor for the sale of my house?

The ideal method of seeking the right conveyancer is via personal recommendation, so seek the counsel of colleagues and family who have acquired a property in Bidford On Avon or the reputable estate agent or financial adviser. Charges for conveyancing in Bidford On Avon vary, so it's advisable to request a minimum of three fee estimates from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.

Last August I purchased a leasehold property in Bidford On Avon. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a split level flat in Bidford On Avon, conveyancing formalities finalised in 1997. How much will my lease extension cost? Comparable flats in Bidford On Avon with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2083

With 59 years left to run the likely cost is going to be between £20,900 and £24,200 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.