I am hoping to move into my new home in Cramlington next Friday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. 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 instructions. These obligations are not unique to conveyancing in Cramlington.

I am helping my aunt sell her property in Cramlington. Will the solicitor commission the EPC or it is for the seller to coordinate?

Following the abolition of Home Packs, energy assessments remained a mandatory element of selling a property. An EPC needs to be to hand in advance of the property being marketed. It is not a task that conveyancers normally organise. Where you are instructing a Cramlington conveyancing practitioner they may be able to arrange energy performance certificates given their relationships with long established local energy assessors

My conveyancer has informed me that flying freehold insurance is needed on my purchase. What is the level of cover for Cramlington conveyancing?

The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Halifax and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such insurances.

After much negotiation I have agreed a price on a house in Cramlington. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £200. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Kent Reliance 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 Kent Reliance 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.

Various online forums that I have visited warn that are the main reason for delay in Cramlington house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Cramlington.

I need to instruct a conveyancing solicitor for residential conveyancing in Cramlington. I've stumble upon a site which seems to have the ideal offering If there is a chance to get all formalities completed via phone that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

To what extent are Cramlington conveyancing solicitors under an obligation to the Law Society to issue transparent conveyancing costs?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Cramlington or beyond.