Due to complete my purchase in Hurworth next Tuesday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property 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 banks 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 limited to conveyancing in Hurworth.

When reviewing moneysavingexpert.com for a conveyancing solicitor in Hurworth, many advise that I must use a CQS accredited lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Hurworth is one of the numerous areas in England and Wales where there are Accredited lawyers.

When it comes to mortgage companies such as Skipton, do Hurworth conveyancing practitioners incur a fee to be on the list of approved solicitors?

We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

We had appointed conveyancing lawyers locally in Hurworth on the Leeds Building Society solicitor approved list. They are now charging me a further fee for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?

Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. The fee is not set by Leeds Building Society but by your Hurworth lawyer. Plenty of firms on the Leeds Building Society panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.

Last month we had a mortgage agreed in principle with Yorkshire BS. Hurworth conveyancing lawyers are instructed. How long does it take for Yorkshire BS to issue the offer to the conveyancer?

There is no definitive answer here. Have Yorkshire BS conducted the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am buying a new build apartment in Hurworth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Hurworth

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. There must be mutual enforceability of lessee’s covenants.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Hurworth is where the house is located. Can you offer any advice?

Flying freeholds in Hurworth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hurworth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hurworth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.