I am hoping to complete my purchase in Creekmouth 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 bank. 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 Part 2 requirements. These requirements are not specific to conveyancing in Creekmouth.

3 months have elapsed following my purchase conveyancing in Creekmouth completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Creekmouth is where the house is located. Can you offer any opinion?

Flying freeholds in Creekmouth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Creekmouth you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Creekmouth may decide 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.

I was recommended by a number of selling agents in Creekmouth to choose a conveyancer on your site. What’s the financial inducement for Estate Agents to market your services over and above another?

We don’t offer any financial incentive for sending work our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

Please can you explain what options are open to me where my Creekmouth conveyancing searches shows negative entries?

Usually, almost all concerns that arise in Creekmouth conveyancing search responses can be handled ahead of completion or title insurance may be put in place. You need to note that even though you may be purchasing the premises and may be content to live with the search results, your mortgage lender may not, and ultimately they have the final say.