I am hoping to complete my purchase in Newcastle under Lyme next Monday. 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 bank. What does the insurance need to cover?

Any lawyer 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 Part 2 requirements. These requirements are not unique to conveyancing in Newcastle under Lyme.

Can your site be used to find a Conveyancing solicitor in Newcastle under Lyme even if I’m not purchasing or selling a house, for instance where I wish to acquire a shop in Newcastle under Lyme with a loan from Coventry Building Society?

The service is primarily there to select residential conveyancing solicitors in Newcastle under Lyme but we have listed towards the bottom of this page some Newcastle under Lyme commercial conveyancing firms. You will need to make contact with the solicitors directly to establish if they can also act for Coventry Building Society

My uncle passed away six months ago and as sole heir and executor I was left the house in Newcastle under Lyme. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?

If you intend to re-mortgage then Santander will insist on your using a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.

Should our solicitor be asking questions about flooding during the conveyancing in Newcastle under Lyme.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Newcastle under Lyme. Plenty of people will buy a house in Newcastle under Lyme, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, but there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Newcastle under Lyme. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover if the property has ever been flooded. In the event that the residence has been flooded in past which is not notified by the seller, then a purchaser may issue a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers may also commission an environmental search. This should disclose if there is a recorded flood risk. If so, further inquiries will need to be conducted.

Been on the hunt for a conveyancing practitioner for freehold sale conveyancing in Newcastle under Lyme. We are selling, simple no mortgage to discharge, no hurry, currently empty. Received an estimate from a conveyancing practitioner for £800 excluding VAT which is a little expensive given that its so straightforward. Can I pay less for conveyancing in Newcastle under Lyme?

As it’s a sale only, £450 + VAT is likely to be about the lowest for sale conveyancing in Newcastle under Lyme.