Due to move into my new home in Downe next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor 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?

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 UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Downe.

What does my ID and proof of funds have anything to do with my conveyancing in Downe? Is this really necessary?

Downe conveyancing solicitors and indeed property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients are required to supply two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Utility Bill no older than three months).

Confirmation of the origin of monies is also required in accordance with the money laundering statutes as lawyers are mandated to check that the money you are utilising to buy a property (whether it be the deposit for exchange or the total purchase amount if you are buying mortgage free) has originated from a reputable source (such as employment savings) rather than the proceeds of illegitimate activity.

I used Action Conveyancing a few years ago for my conveyancing in Downe. I now require my file but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Downe of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a ground for flat up to £235,500 and found one near me in Downe I like with a park and railway links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Downe in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

I have been sourcing a conveyancing solicitor in Downe for my house move. Is there any facility to see a firm’s complaints history with the legal regulator?

You can read published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.