I am hoping to move into my new home in Childwall 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 mortgage company. What risks does the lender expect the insurance to cover?

All property lawyers 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 obligations are not specific to conveyancing in Childwall.

I require expedited conveyancing in Childwall as I am under an ultimatum to sign on the dotted line in less than one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

As you are not obtaining a home loan you have the choice not to have searches carried out although no lawyer would suggest that you don't. With plenty of history conveyancing in Childwall the following are instances of what can show up and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...

Just bought a detached house in Childwall , how long will it take for the Land Registry to record my ownership? My Childwall conveyancing solicitor has been very slow, so I want to be sure the registration formalities are addressed.

There is nothing unique when it comes to conveyancing in Childwall registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. Currently in the region of 80% of such applications are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration is effected once the buyer has moved in to the property thus registration formalities is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

What does commercial conveyancing in Childwall cover?

Commercial conveyancing in Childwall incorporates a broad array of services, given by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

My step-son is just in the process of moving home, he had his mortgage in principle. After the offer was accepted on flat we called the building society to go forward with his. I was very surprised to discover that banks do not accept all conveyancer, they need to be on their approved list, is this legal?

Banks normally restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Childwall conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.