Due to complete my purchase in Feltham next Monday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. 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 UK Finance Lenders’ Handbook requirements. These requirements are not unique to conveyancing in Feltham.

Will lawyers ask for an advanced payment when it comes to conveyancing in Feltham?

Where you are retaining lawyers for conveyancing in Feltham your solicitor will ask you put them with monies to cover the search fees. Ordinarily this is requested to cover the fees of the conveyancing searches. When the down payment is as part of the total price then this should be asked for immediately in advance of contracts are exchanged. Any further balance that is due should be sent to your lawyer shortly before completion.

There is lots of information on this site regarding conveyancing in Feltham but what is your top tip for appointing the right conveyancer in Feltham

Do not opt for the cheapest Feltham conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We are getting the release of further funds on our home loan from Santander as we intend to carry out renovations to our property in Feltham. Are we obliged to appoint a bricks and mortar Feltham solicitor on the Santander conveyancing panel to deal with the legals?

Santander don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Feltham solicitor on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

Will my lawyer be raising enquiries regarding flooding as part of the conveyancing in Feltham.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Feltham. There are those who buy a house in Feltham, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Feltham. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser could bring a compensation claim stemming from an misleading answer. The buyer’s lawyers will also carry out an environmental report. This will reveal whether there is a recorded flood risk. If so, additional inquiries will need to be conducted.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Feltham is where the house is located. What do you suggest?

Flying freeholds in Feltham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Feltham you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Feltham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.