All was ready to complete my purchase in Hampstead next Monday. My solicitor 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 risks does the bank expect the insurance to cover?

Any lawyer 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 instructions. These requirements are not unique to conveyancing in Hampstead.

When it comes to mortgage companies such as Clydesdale, do Hampstead lawyers incur an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I had a mortgage agreed in principle with HSBC. Hampstead conveyancing solicitors have been chosen. How long does it take for HSBC to issue the offer to the conveyancer?

Some lenders take longer than others. Have HSBC completed the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Our offer on a property in Hampstead has been agreed to, the owners do however have a connected purchase. The owners have offered on a flat, however it’s not yet tied up, and are looking at other flats booked. I have instructed a high street conveyancing solicitor in Hampstead. What should be my next step? At what stage should I apply for the mortgage with UBS?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Hampstead conveyancing search costs, etc). The first course of action is to ensure that your solicitor is on the UBS approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. In a hot market some buyers will apply for a home loan with UBS and arrange for the valuation and only if it comes back ok would they pay their solicitor to press on with the conveyancing in Hampstead.

I'm purchasing my first flat in Hampstead benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my solicitor about this side-deal as it may impact my mortgage with National Westminster Bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £305k and found one round the corner in Hampstead I like with open areas and railway links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Hampstead in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage the shortness of the lease may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

My husband and I are four weeks into a residential purchase having been referred to a firm by the estate agent to perform conveyancing in Hampstead. I am not happy. Could you you assist me in finding new lawyers?

They would have to be very bad to suggest changing them. Has your mortgage offer been generated? In the event that it has you must make them aware of the new contact details and ensure the mortgage documents are re-issued. The solicitor ideally needs to be on the mortgage company approved list to avoid added expenses and complications. So that should be your starting point. The search tool should assist you in finding a bank approved solicitor for your conveyancing in Hampstead