Due to complete my purchase in Rayleigh 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 bank. 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 Rayleigh.

is it true that all Rayleigh solicitor practices on the Clydesdale conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the SRA. Many banks do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Rayleigh building society branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Rayleigh conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. I simply don't know who is right.

As long as the property lawyer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

After weeks of negotiation I have agreed a price on a house in Rayleigh. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

four months have gone by following my purchase conveyancing in Rayleigh concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My father-in-law has suggested that I instruct his conveyancers in Rayleigh. Do I follow his guidance?

No doubt the ideal way to select a conveyancing lawyer is to have guidance from friends or relatives who have actually experience in using the conveyancer that you are contemplating using.

Is it true that a Rayleigh conveyancing practice got sued by clients for failing to conduct comprehensive conveyancing searches?

We are not aware of such a Rayleigh conveyancing matter but according to a recent report, clients buying a house elsewhere in England successfully won a case against their conveyancing practitioner as a consequence of development permission to erect a wind farm failing to be identified in conveyancing searches.

Where you are purchasing in Rayleigh It is essential that your conveyancing practitioner carry out all Rayleigh conveyancing searches necessary making sure that you have accurate and current information ahead of buying a home in Rayleigh.