My partner and I are planning to acquire a flat in Hethersett and have instructed a Hethersett conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. HSBC Bank have this evening contacted us to advise us that there is now an issue as our Hethersett solicitor is not on their approved list of lawyers. What do we do from here?

Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Hethersett solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

All was ready to complete my purchase in Hethersett next Friday. 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 mortgage company. What does the insurance need 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 requirements. These obligations are not unique to conveyancing in Hethersett.

About to purchase a new build apartment in Hethersett. 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.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Hethersett

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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared.

I am looking into buying my first house which is in Hethersett and I am already nervous. I couldn't find anything specific about Hethersett. Conveyancing will be needed in due course but do you know about the Hethersett area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Hethersett. In the meantime here are some basic statistics that we found

Me and my wife are purchasing a leasehold maisonette in Hethersett. Conveyancing estimates are averaging around £two thousand. Does that seem right?

The average cost last year for conveyancing in Hethersett was just over one thousand four hundred and fifty pounds excluding SDLT and HM Land Registry fees.