Due to complete my purchase in Burbage and Hinckley next Friday. 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 lender. What does the insurance need 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 Part 2 instructions. These requirements are not unique to conveyancing in Burbage and Hinckley.

We had selected solicitors locally in Burbage and Hinckley on the Nottingham solicitor approved list. They are now charging me a separate amount for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. The fee is not set by Nottingham but by your Burbage and Hinckley conveyancing practitioner. Some firms on the Nottingham panel will quote ’dealing with mortgage’ fee and others do not.

Two weeks ago we had a mortgage agreed in principle with Santander. Burbage and Hinckley conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Santander?

There is no definitive answer here. Have Santander done the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Nottingham have agreed my home loan in principle, my bid on a house in Burbage and Hinckley has been agreed to, what happens next?

Your property agent will wish to be advised as to your conveyancer's details (ensure that the conveyancers are on the bank’s panel). Contact Nottingham or your broker and finalise any outstanding paperwork. Nottingham will appoint a valuer who will get in contact with the estate agent or seller to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Nottingham will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Burbage and Hinckley.

Various web forums that I have come across warn that are the number one cause of obstruction in Burbage and Hinckley conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Burbage and Hinckley.

I am buying a new build house in Burbage and Hinckley benefiting from help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my solicitor about this extras as it would adversely affect my mortgage with the bank. 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 am using a search engine for the words on line conveyancing in Burbage and Hinckley it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the suitable property lawyer for my move?

The best way of choosing a suitable conveyancer is via trusted referral, so seek the opinion of colleagues and those you trust who have bought a property in Burbage and Hinckley or the reputable estate agent or financial adviser. Fees for conveyancing in Burbage and Hinckley vary, so it's advisable to secure at least four fee estimates from different conveyancers. Make sure that you know what costs in the quote includes.