Due to move into my new home in Newton Heath 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 lender. What does the insurance need to cover?

All property lawyers 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 Part 2 requirements. These requirements are not limited to conveyancing in Newton Heath.

As a first time buyer what is the most important number one tip you can impart regarding purchase conveyancing in Newton Heath?

You may not hear this from too many lawyers but conveyancing in Newton Heath and elsewhere in Manchester is often a confrontational experience. In other words, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the home moving process. E.g., the seller, selling agent and even potentially a lender. Appointing a lawyer for your conveyancing in Newton Heath is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to act in your legal interests and to keep you safe.

Sometimes a third party with a vested interest will try and convince you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by suggesting your lawyer is slow. Or your mortgage broker may try to convince you to do something that is against your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.

Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Newton Heath. Do I pick up the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Newton Heath?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.

I'm in the process of viewing houses in Newton Heath and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a home loan with RBS.

It would be advisable to instigate 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 pass their details on to the EA. As you are obtaining a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.

I am selling my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being difficult. The Newton Heath solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.

Have completed on a a detached house in Newton Heath , how long should it take for the Land Registry to register my ownership? My Newton Heath conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.

As far as conveyancing in Newton Heath registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. As of today approximately 80% of such applications are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration is effected after the buyer is living at the property so an expedited registration is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

I'm buying my first flat in Newton Heath benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of additionals instead. The sale representative suggested that I not reveal to my lawyer about this deal as it could adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.