Due to complete my purchase in Standish 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 mortgage company. 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 obligations are not unique to conveyancing in Standish.

In what way does my ID and proof of funds have anything to do with my conveyancing in Standish? Why is this being asked of me?

Standish conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under money laundering regulations to check the ID of any client with a view to ensure that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill no more than three months).

Confirmation of the origin of monies is also required in compliance with the money laundering statutes as lawyers are obliged to ensure that the monies you are using to buy a property (whether it be the deposit for exchange or the total purchase monies where you are buying mortgage free) has originated from an acceptable source (such as employment savings) as opposed to the product of criminal behaviour.

I am assisting my step-mother sell her house in Standish. Will the solicitor commission the energy assessment or do I organise this?

After the abolition of HIPs, energy performance certificates was left as a compulsory part of moving house. An energy assessment needs to be commissioned before the property is put on the market. It is not a task that lawyers ordinarily organise. Where you are instructing a Standish conveyancing lawyer they might be able to arrange EPC’s given their contacts with reputable local accredited person

We had chosen solicitors with offices in Standish on the solicitor panel. They are now charging me a further amount for the legal aspects of the mortgage. Is this a supplemental conveyancing fee specified by ?

Provided it is contained in their Terms of Engagement or Quote then yes your is entitled to levy a fee for this. This charge is not dictated by but by your Standish . Plenty of firms on the panel will quote an ‘acting for lender’ fee and others do not.

I am currently in the process of buying my council flat in Standish. I have a mortgage agreed with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

My wife and I purchased a terraced Victorian property in Standish. Conveyancing solicitor acted for me and . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Standish and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who conducted the purchase.

Am I better off to choose a Standish conveyancing solicitor who is local to the property I am hoping to buy? An old friend can deal with the conveyancing but they are based over three hundred kilometers away.

The benefit of a high street Standish conveyancing firm is that you can attend the office to sign documents, present your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that should trump using an unknown Standish conveyancing solicitor solely due to them being round the corner.