Due to move into my new home in Deganwy next Thursday. My property 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 mortgage company. What does the insurance need to cover?

All property lawyers 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 UK Finance Lenders’ Handbook conditions. These obligations are not specific to conveyancing in Deganwy.

Why do I have to pay up front for my conveyancing in Deganwy?

If you are buying a property in Deganwy your lawyer will ask you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the total price then this will be needed immediately before exchange of contracts. Any further balance that is needed will be payable shortly before completion.

I'm purchasing a new build house in Deganwy with a mortgage from Godiva Mortgages Ltd. The developers refused to budge the amount so I negotiated 6k of extras instead. The property agent told me not disclose to my solicitor about the side-deal as it would jeopardize my loan with Godiva Mortgages Ltd. 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.

We're novice buyers - agreed a price, yet the estate agent informed us that the owners will only proceed if we appoint their chosen solicitors as they want a ‘quick sale’. We would rather use a local solicitor accustomed to conveyancing in Deganwy

It is improbable the owners are behind this. Should the vendor want ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your preferred Deganwy conveyancing lawyers - rather thanthose that will provide their estate agent a introducer fee or achieve conveyancing targets pre-set by corporate headquarters.

I need to consider costs for conveyancing in Deganwy from various property lawyer and appoint one. Should I get them to sit tight until I have found somewhere to acquire.

We would recommend that you wait to ask your property lawyer to open a file and apply for searches once the sales confirmation has been sent by the selling agent particularly as Deganwy conveyancing searches are a couple of hundred pounds.