I am hoping to complete my purchase in Hulme next Monday. 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 bank. What does the insurance need to cover?

All property lawyers 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 UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Hulme.

We're in Hulme, FTBs purchasing with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

What can a local search tell me concerning the house I am buying in Hulme?

Hulme conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Hulme conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I am buying a new build house in Hulme with a mortgage from National Westminster Bank. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The estate agent advised me not to tell my solicitor about this extras as it may impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

How do I find a Hulme conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 15kilometers to meet the lawyer.

You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Hulme and you will see a number of lawyer located nearest Hulme. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.