I am hoping to complete my purchase in Stapleford next Friday. 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 mortgage company. What risks does the bank 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 Stapleford.

Just bought a terraced house in Stapleford , What is the estimated time for the Land Registry to record my ownership? My Stapleford conveyancing solicitor has been very slow, so I want to be sure that my name is recorded.

As far as conveyancing in Stapleford registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. Currently approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to protracted delays. Historically registration is effected once the purchaser is living at the premises thus 'speed' is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.

Is it possible to swap conveyancer as I need to choose one who is on the Leeds Building Society conveyancing list. I instructed a high street conveyancing solicitor in Stapleford five minutes from me but she is not accepted by Leeds Building Society

It would be our pleasure to assist you find a conveyancing solicitor in Stapleford on the Leeds Building Society panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Stapleford. Using the find a conveyancing solicitor tool on this website, you can compare fees for conveyancing solicitors in Stapleford and throughout England and Wales.

I've recently bought a leasehold house in Stapleford. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation 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. A critical element of leasehold conveyancing for your conveyancer to be sure 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 acquired a 1st floor flat in Stapleford, conveyancing formalities finalised 8 years ago. How much will my lease extension cost? Corresponding properties in Stapleford with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2081

With 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

Why can I not complete our conveyancing in Stapleford on Easter Monday?

Because on completion the money needs to be transferred electronically between the banks of the purchaser and seller's lawyer and at present this can only happen on a business day. So you can't complete on a weekend either.