I am hoping to move into my new home in East Coker next Thursday. 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 mortgage company 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 UK Finance Lenders’ Handbook instructions. These requirements are not specific to conveyancing in East Coker.

Is it the case that all East Coker CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?

A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

Last month we had a mortgage agreed in principle with HSBC. East Coker conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from HSBC?

There is no definitive answer here. Have HSBC completed the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have paid off my mortgage with TSB. I assume I don't need a East Coker lawyer on the TSB panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

I need some fast conveyancing in East Coker as I am faced with pressure to sign on the dotted line in less than one month. A home loan is not required. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a cash purchaser you are at free not to have searches conducted although no law firm would advise that you don't. With plenty of history conveyancing in East Coker the following are instances of issues that can crop up and adversely affect market value: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...

The estate agent has sent us the confirmation of our purchase of a new build flat in East Coker. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in East Coker

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan.

My partner is purchasing a shared ownership flat in East Coker. He was given a quote by the conveyancer suggested by the selling agents and it came to £1250 . It was eight years ago since I sold and bought a house and the fee was £600. Have charges really increased to that extent?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example East Coker searches, land registry fees, etc)