All was ready to complete my purchase in Ramsgate next Friday. My conveyancing practitioner 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 lender. 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 Part 2 instructions. These requirements are not limited to conveyancing in Ramsgate.

My aunt passed away six months ago and as sole heir and executor I was left the house in Ramsgate. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?

Given you plan to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.

My wife and I are buying a house in Ramsgate. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to put our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Does a directory service exist listing Aldermore panel solicitors in Ramsgate on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings available online. If you are in need of a Ramsgate conveyancer on the Aldermore please use our facility.

After what seems like an age I have had an offer on a maisonette in Ramsgate accepted, the vendors do nevertheless have a dependent purchase. The sellers have offered on a property, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have instructed a local conveyancing solicitor in Ramsgate. What should be my next step? At what point do I apply for the mortgage with Skipton?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Ramsgate conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Skipton conveyancing panel. As to the subsequent steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a rising market some purchasers will apply for a home loan with Skipton and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Ramsgate.

I am looking for a conveyancing solicitor in Ramsgate for my house move. Is there any facility to see a firm’s complaints history with the profession’s regulator?

One can find presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.

I have been searching for Ramsgate conveyancing quotes online. Can I be sure that all the Ramsgate law firms that are listed on your directory are on the bank conveyancing panel?

The law firms on our directory have advised us that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Ramsgate conveyancing solicitor being on the lender conveyancing panel is incorrect.