Due to move into my new home in Buckfastleigh and Dean next Monday. My lawyer now wants me to supply her with proof 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 bank. What risks does the bank expect the insurance to cover?

Any lawyer 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 Part 2 instructions. These obligations are not unique to conveyancing in Buckfastleigh and Dean.

Completed the sale of my flat in Buckfastleigh and Dean last February yet the purchaser is whats apping daily to say his solicitor needs to hear from myconveyancer. What should my lawyer have done following completion?

Post completion of your sale your conveyancer should send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also evidence that the mortgage has been paid off to the purchasers conveyancers. There are no post completion requirements specific conveyancing in Buckfastleigh and Dean.

I'm in the process of viewing apartments in Buckfastleigh and Dean and I am about to put in an offer. Should I already have a property lawyer in place at this point? I intend to finance via a home loan with RBS.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are taking out a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Buckfastleigh and Dean solicitor on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

I am currently in the process of buying my council flat in Buckfastleigh and Dean. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Buckfastleigh and Dean is the location of the property. What do you suggest?

Flying freeholds in Buckfastleigh and Dean are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Buckfastleigh and Dean you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Buckfastleigh and Dean may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

We have been told by many friends to expect six to eight weeks for Buckfastleigh and Dean conveyancing to complete.This was a month ago. The paperwork was only received to my solicitor last week so does the time start running now?

You need to be realistic about timing. Conveyancing in Buckfastleigh and Dean takes on average about ten weeks. This time period is not because lawyer are slow and willfully delay matters. The level of money involved in purchasing any residence is so high, the buyer’s conveyancer needing to raise a whole range of enquiries, searches and other checks to protect the buyer and their mortgage company (if there is to be a home loan) from expensive, avoidable problems. These checks involves getting information from an array of different parties, including other solicitor, local councils, private companies, building societies and banks. Many of these are efficient. Others aren't. It is worth noting that, no matter how quickly your property lawyer do their work, if the people you are purchasing from or are selling to aren't ready, nothing can go ahead until they are up to speed.