I am hoping to complete my purchase in Hethersett next Friday. 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 lender. 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 instructions. These requirements are not specific to conveyancing in Hethersett.

My bid for a property was accepted at auction in Hethersett. Conveyancing is necessary. What is next?

Given that you are now to all intents and purposes signed on the dotted line you will need to retain a conveyancing solicitor quickly as you will have a tight a fixed date to complete the transaction. An auction property will ordinarily have a corresponding legal set of papers. This will include evidence of title and search results. If you have purchased leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete on the date specified in the contract.

My wife and I are in the throws of looking at houses in Hethersett and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Clydesdale.

It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.

I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Hethersett solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Hethersett is where the house is located. Can you shed any light on this issue?

Flying freeholds in Hethersett are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hethersett you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hethersett 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 residence.

I'm remortgaging my existing property to a BTL loan with HSBC Bank and intend to use the remaining equity towards a second property. The neighborhood we are talking about is Hethersett. Will your solicitors be able to act for both sets of mortgage companies and tie in the transactions?

Do use our search tool on this site to be sure that the solicitors are on the appropriate lender panels. Assuming that they are your solicitor should be able to simultaneously deal with the two deals but you should talk with you lawyer and make apparent your expectations and requirements.

My estate agent has suggested using their solicitor for my conveyancing in Hethersett - Surely it’s better to just use them?

This is not necessarily the case and you are entitled to opt for whichever property lawyer you decide for your Hethersett conveyancing. A solicitor suggested by a 3rd party adviser may not always be the best conveyancer, they may put forward their own conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.