Due to complete my purchase in Markfield next Thursday. My lawyer now wants me to supply her with evidence 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 mortgage company 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 Part 2 requirements. These requirements are not unique to conveyancing in Markfield.

Should my lawyer be making enquiries concerning flooding as part of the conveyancing in Markfield.

Flooding is a growing risk for solicitors carrying out conveyancing in Markfield. There are those who purchase a property in Markfield, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a numerous searches that may be carried out by the buyer or by their solicitors which can give them a better appreciation of the risks in Markfield. The standard information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to find out if the premises has historically flooded. If flooding has previously occurred and is not notified by the vendor, then a purchaser may commence a claim for damages stemming from an incorrect answer. A purchaser’s lawyers may also conduct an environmental report. This will reveal if there is any known flood risk. If so, further investigations should be made.

Am I right to be wary about estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Markfield conveyancing practice?

As is the case with lots of professional services, often input from relatives can be extremely useful or valuable. But there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may put forward solicitors to appoint. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the discretion to select your own lawyer. You need to be aware that some banks have an approved list of lawyers you must use for the lender aspect of your home move.

My brother has urged me to instruct his conveyancers in Markfield. Should I use them?

There are no two ways about it the best way to select a conveyancing lawyer is to have guidance from friends or relatives who have experience in using the firm you're contemplating using.

What do I do if I am not happy with the solicitor who did my conveyancing in Markfield?

We live in an imperfect world, and is is a fact of life that every so often matters do not go as planned. However there is recourse if you were unhappy with your conveyancing in Markfield. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.