All was ready to move into my new home in Aberaeron next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender 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 limited to conveyancing in Aberaeron.

I am helping my niece sell her flat in Aberaeron. Does the conveyancing solicitor arrange the energy performance certificate or should I organise this?

After the abolition of Home Information Packs, EPC’s was retained a compulsory element of moving house. An energy assessment must be to hand prior to the property being advertised. It is not something that lawyers normally organise. Where you are instructing a Aberaeron conveyancing solicitor they may be able to arrange EPC’s due to their relationships with long established Aberaeron assessors

Is it the case that all Aberaeron solicitor firms on the Principality conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

I was told two weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Aberaeron is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

What does a local search inform me concerning the property I am purchasing in Aberaeron?

Aberaeron conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search is essential in every Aberaeron conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I am buying my first flat in Aberaeron with a loan from Bank of Scotland. The sellers would not move on the price so I negotiated £7000 of extras instead. The house builders rep advised me not inform my lawyer about the extras as it may adversely affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

What tools are available to identify a Aberaeron law firm on the Britannia conveyancing panel? I drive a motor bike and am prepared to travel upto 20kilometers to meet the conveyancer.

You can use the search on this website. Please choose the lender and your location and you will see a number of Aberaeron conveyancing lawyers locally. We have detailed some Aberaeron conveyancing firms at the bottom of this page and you can call them to check whether they are on the Britannia panel