All was ready to complete my purchase in Houghton Le Spring next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need 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 UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Houghton Le Spring.

My stepmother advised me that in purchasing a property in Houghton Le Spring there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are anumerous of properties in Houghton Le Spring which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Houghton Le Spring should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am buying a property in Houghton Le Spring. One unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Yorkshire BS your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not limited to Houghton Le Spring.

I was told four weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Houghton Le Spring is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.

Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Houghton Le Spring?

Many commercial conveyancing solicitors in Houghton Le Spring will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Houghton Le Spring. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Houghton Le Spring.

For every commercial conveyancing transaction in Houghton Le Spring it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Houghton Le Spring commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Houghton Le Spring.

I decided to have a survey carried out on a house in Houghton Le Spring ahead of instructing lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will refuse to give a mortgage on a flying freehold premises.

It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Houghton Le Spring. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Houghton Le Spring to see if the conveyancing will be more expensive.

I am 3 weeks into a leasehold purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Houghton Le Spring. I am am very dissatisfied with the level of service. Can you you assist me in finding new conveyancers?

A solicitor would have to be really bad in order to consider changing them. Has your mortgage been generated? If so you will need to advise them of the new contact details and ensure the loan are re-issued. Your new conveyancer needs to be on the banks panel to avoid escalating fees and frustration. So that should be your starting point. The find a solicitor tool should assist you in finding a bank approved conveyancer for your conveyancing in Houghton Le Spring