Due to move into my new home in St Davids next Tuesday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

Any lawyer 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 conditions. These requirements are not specific to conveyancing in St Davids.

I am buying a terrace house in St Davids. The intention is to carry out a loft conversion at the house.Will the conveyancing process include checks to see if these alterations were previously refused?

Your conveyancer should review the deeds as conveyancing in St Davids will on occasion identify restrictions in the title deeds which prevent categories of changes or require the consent of another owner. Many works require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.

Can you point me to a directory of Virgin Money panel conveyancers in St Davids on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lenders make their panel listings viewable on the web. If you are seeking to appoint a St Davids conveyancer on the Virgin Money please use our tool.

I am expecting a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any St Davids solicitors on the Santander conveyancing panel, or is it better to go independently?

You will need to appoint St Davids solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I have justbecome aware that Stirling Law have been shut down. They conducted my conveyancing in St Davids for a purchase of a freehold house 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Davids conveyancing specialists.

I decided to have a survey completed on a house in St Davids in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies will refuse to grant a loan on this type of property.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Davids. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Davids to see if the conveyancing will be more expensive.

I am in need of some leasehold conveyancing in St Davids. Before I set the wheels in motion I want to be sure as to the remaining lease term.

If the lease is registered - and 99.9% are in St Davids - then the leasehold title will always include the basic details 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 bought a 2 bed flat in St Davids, conveyancing having been completed March 2011. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in St Davids with an extended lease are worth £202,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2080

With 56 years left to run we estimate the premium for your lease extension to range between £29,500 and £34,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information 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. Please do not move forward based on this information before seeking the advice of a professional.