All was ready to complete my purchase in Lyddington next Monday. My property lawyer now wants me to supply her with proof of content and building insurance for the property 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 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 conditions. These requirements are not limited to conveyancing in Lyddington.

If you had a top tip for choosing a conveyancing solicitor in Lyddington what would it be?

We would encourage you not to go for the lowest Lyddington conveyancing costs illustration. You really do get what you pay 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.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Lyddington. Do I receive the keys to the premises on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Lyddington?

On the day of completion you will not be required to go to the conveyancers office in Lyddington. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

is it true that all Lyddington solicitor firms on the Bank of Ireland conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the SRA. The majority of banks do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Lyddington and how can your lawyers assist?

The particular law that you refer to gives security of tenure to commercial leaseholders, granting the dueness to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Lyddington is one of the many locations in which the firms we work with are located

I am thinking of appointing a conveyancing lawyer in Lyddington for my house move. Can I review a firm’s record with the legal regulator?

Anyone may see presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.

Me and my wife accepted an offer on a Lyddington ground floor flat left to us some years ago in 2010. I have over 12 years conveyancing know-how and, now retired, wish to carry out my own conveyancing. The buyer's conveyancing practitioner has informed me that their mortgage company will not allow us to do our own conveyancing insisting the funds to be released via a solicitor's bank account.

Mortgage instructions to property lawyers from all mainstream lenders specify that If the seller does not have legal representation the purchaser’s lawyers should check whether the mortgage company needs to be notified so that a decision can be made as to whether they are prepared to move forward.