Due to move into my new home in Coven next Thursday. 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 mortgage company. What risks does the lender expect the insurance 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 obligations are not limited to conveyancing in Coven.

When does exchange of contracts take place for sale conveyancing in Coven and am I required to be at the solicitors branch?

Where you are near to one of the conveyancing solicitors in Coven you are welcome to come in to sign contracts. That being said, the law practices we work with supply countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you electronically. The signing of the sale agreement is not when everything is set in stone. Signing on the dotted line is necessary for the solicitor to address the formalities at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Coven)to be in the office at the appropriate time.

I'm buying my first flat in Coven with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my lawyer about this deal as it could affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

Is it possible to swap solicitor as I have to retain a firm on the HSBC Bank conveyancing panel. I had appointed a high street conveyancing solicitor in Coven five minutes from me but she is not accepted by HSBC Bank

We will our best to assist in finding you a conveyancing solicitor in Coven on the HSBC Bank panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Coven. In making use of the find a conveyancing solicitor tool on this website, you can compare charges for conveyancing solicitors in Coven and throughout England and Wales.

I have just started marketing my garden flat in Coven. Conveyancing has not commenced, however I have recently received a yearly service charge demand – should I leave it to the buyer to sort out?

It best that you clear the invoice as usual because all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a 1 bedroom flat in Coven, conveyancing was carried out May 2009. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Coven with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease ends on 21st October 2089

With only 64 years left to run we estimate the premium for your lease extension to be between £15,200 and £17,600 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.