All was ready to move into my new home in Maidstone next Thursday. My solicitor now wants me to supply her with evidence 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 lender. 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 Part 2 instructions. These obligations are not specific to conveyancing in Maidstone.

We had chosen solicitors locally in Maidstone on the Lloyds solicitor approved list. They are now charging me a separate amount for handling the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?

As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to charge a fee for this. This charge is not set by Lloyds but by your Maidstone lawyer. Numerous firms on the Lloyds panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.

We have agreed to purchase a house in Maidstone. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

As your lender is Santander your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Maidstone.

I'm in the process of viewing houses in Maidstone and I am about to put in an offer. Should I already have a solicitor appointed at this point? I am planning to take a mortgage with Barclays.

It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.

The deeds to my house are lost. The solicitors who did the conveyancing in Maidstone 5 years ago no longer exist. What are my next steps?

In today’s world there are duplicates made of almost everything, and your lawyer will be aware precisely where to look for all the suitable paperwork so you can purchase or dispose of your property without a hitch. Where copies can’t be located, your solicitor can arrange cover in the form of insurance or indemnities against future claims on your property.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Maidstone is where the house is located. Is there any advice you can impart?

Flying freeholds in Maidstone are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Maidstone you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maidstone may determine 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.

My lawyers in Maidstone have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.