All was ready to move into my new home in Hellesdon next Monday. My 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 bank. What risks does the mortgage company expect the insurance to cover?

Any lawyer 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 requirements. These obligations are not specific to conveyancing in Hellesdon.

The estate agent has sent us the confirmation of our purchase of a new build flat in Hellesdon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Hellesdon

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Taking into account that I am about to spend hundreds of thousands of pounds on a two bedroom apartment in Hellesdon I wish to have a conversation with the conveyancer concerning theconveyancing before giving the go ahead to the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your conveyancing in Hellesdon.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Hellesdon should be the amount on the final invoice that you end up paying.

My husband and I are first time buyers - had an offer accepted, but the selling agent has warned us that the owners will only issue a contract if we use their chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Hellesdon

It is unlikely the sellers are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Try to communicate with the owners directly and make the point that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Hellesdon conveyancing lawyers - as opposed tothe ones that will earn the estate agent a commission or achieve conveyancing targets demanded by senior management.

Developers have suggested I use a and I've received a quote from them. They are nearly £300 cheaper than my local Hellesdon . What's the catch?

Builders normally have lists of who are quick and who know the builder's contract and . Plenty of developers offer an incentive to select a preferred for this reason, any increased fees can be avoided and a developer won't recommend a conveyancing factory and run the risk of having the transaction stall when they want exchange inside a month. A counter-argument for not agreeing to use the suggested is that they may prove reluctant to 'push' your interests for fear of upsetting the sellers. If you worry that this may be the situation you should remain with your local Hellesdon .