All was ready to complete my purchase in Belgravia next Tuesday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the lender expect the insurance 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 conditions. These obligations are not specific to conveyancing in Belgravia.

I own a freehold residence in Belgravia yet pay rent, why is this and what is this?

It’s unusual for properties in Belgravia and has limited impact for conveyancing in Belgravia but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

We are purchasing a purpose built flat in Belgravia with a residential mortgage from Platform Home Loans Ltd.We like our Belgravia conveyancing solicitor but Platform Home Loans Ltd informed us she’s not listed on their "panel". It seems we are left with no choice but to instruct a Platform Home Loans Ltd panel firm or keep our preferred solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that solicitors must be on the Platform Home Loans Ltd approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd

I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Belgravia I like with open areas and station nearby, however it's only got 49 remaining years left on the lease. There is not much else in Belgravia suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

I need to retain a conveyancing solicitor for my conveyancing in Belgravia. I happened to chance upon a web site which looks to be the perfect offering If it is possible to get all the legals completed via email that would be preferable. Should I be wary? What are the potential pitfalls?

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?