Due to complete my purchase in Hornsey Rise next Monday. My property 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 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 UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Hornsey Rise.

My fiance and I are buying a newly converted flat in Hornsey Rise with a residential mortgage from Alliance & Leicester .We have a Hornsey Rise conveyancing practitioner but Alliance & Leicester informed us she’s not listed on their "panel". It seems we have no choice but to instruct a Alliance & Leicester panel firm or keep our high street solicitor and fork out for a Alliance & Leicester panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, a common one being that solicitors must be on the Alliance & Leicester approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Alliance & Leicester

Will my conveyancer be asking questions concerning flooding as part of the conveyancing in Hornsey Rise.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Hornsey Rise. There are those who acquire a property in Hornsey Rise, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Hornsey Rise. The standard information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser could bring a claim for damages as a result of such an incorrect reply. The purchaser’s solicitors will also commission an environmental search. This should higlight if there is any known flood risk. If so, additional investigations should be initiated.

I have been recommended by three or four local estate agents in Hornsey Rise to select a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to recommend your site over and above a competitor’s?

We don’t offer any commission for directing people in our direction. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I am using a search engine for the term conveyancing in Hornsey Rise it brings up numerous solicitorsin the area. How do I determine which is the right conveyancer for me?

The best method of choosing a suitable conveyancer is via trusted recommendation, so enquire of friends and relatives who have acquired a property in Hornsey Rise or a local estate agent or financial adviser. Costs for conveyancing in Hornsey Rise differ, so it's advisable to obtain at least three fee calculations from different solicitors. Be sure to obtain confirmation that the fees are fixed.