Due to complete my purchase in Hyde Park next Monday. 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 bank. What risks does the mortgage company expect the insurance 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 specific to conveyancing in Hyde Park.

I had a mortgage agreed in principle with Yorkshire BS. Hyde Park conveyancing lawyers are selected. How long does it take for Yorkshire BS to send the offer to the conveyancer?

Some lenders take longer than others. Have Yorkshire BS done the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

The mortgage over my property is with Lloyds for my property in Hyde Park. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?

Your original mortgage agreement with Lloyds will provide that you need their approval in advance of renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel lawyer.

Our sealed bid on a detached house in Hyde Park has been agreed to, the owners do nevertheless have a tied purchase. The vendors have placed an offer on a property, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Hyde Park. What do I do now? At what point do I apply for the mortgage with Santander?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Hyde Park conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the Santander conveyancing panel. Concerning the subsequent steps this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a hot market the majority of purchasers would apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they pay their solicitor to press on with the conveyancing in Hyde Park.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Hyde Park is where the house is located. Can you offer any guidance?

Flying freeholds in Hyde Park are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hyde Park you must be sure that your lawyer goes 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 Hyde Park may decide 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 premises.

How does the Landlord & Tenant Act 1954 impact my commercial offices in Hyde Park and how can you help?

The 1954 Act provides a safeguard to business lessees, giving them the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Hyde Park is one of our numerous areas of the UK in which our lawyers have offices

What is the best way of identifying a auction conveyancing in Hyde Park?

First ask the people you trust they would would seek assistance from. Option 2 is to search the internet for conveyancing in Hyde Park. Call a couple or more firms from the list and ask them to send you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing before you commit. Third is to make use of our search tool to assist you in finding the right lawyers taking into account your unique factors including location,speed, complexity and who your intended mortgage company is.Do not be fooled by £99 conveyancing solicitors in Hyde Park