All was ready to complete my purchase in Alston next Thursday. My conveyancing practitioner now wants me to supply her with proof 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 bank. What risks does the lender expect the insurance to cover?
All property lawyers on acting for mortgage companies 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 Alston.
I am about to put an offer on a leasehold property in Alston. The selling agents assure me that it is the norm for flats in Alston to have less than 75 years left on the lease. I am getting a loan with Virgin. Is this going to be acceptable if the lease has 70 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/1/2026 the requirements read as follows :
My uncle informed me that in purchasing a property in Alston there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are anumerous of properties in Alston which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Alston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Nationwide for my property in Alston. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide 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 Nationwide directly. You need not do this via a Nationwide conveyancing panel solicitor.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Alston bank branch on numerous occasions and was told they are content with the situation and they would lend. My Alston conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I'm buying a new build house in Alston benefiting from help to buy. The sellers would not reduce the price so I negotiated 6k of additionals instead. The house builders rep advised me not inform my lawyer about the deal as it could impact my mortgage with the lender. Should I keep quiet?.
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.
I today plan to offer on a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Alston. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Alston ?
The majority of houses in Alston are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Alston in which case you should be shopping around for a Alston conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your lawyer will appraise you on the various issues.
I inherited a leasehold flat in Alston, conveyancing having been completed April 2001. How much will my lease extension cost? Corresponding properties in Alston with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2101
With only 75 years left to run the likely cost is going to be between £8,600 and £9,800 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
Are you able to confirm the variety of conveyancing undertaken by Alston conveyancing firms?
The majority of Alston conveyancing practices will conduct a number of assistance to home and land owners, vendors, purchasers, freeholders and tenants and you can expect them to help you with some of the following services:
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Residential sale conveyancing in Alston and across the country
House purchase conveyancing in Alston and throughout England and Wales
Assisted buying schemes - Help to Buy conveyancing Bespoke or complex residential transactions including farms, estates, and company properties Voluntary 1st registration of land Buying and selling at auction