I am hoping to complete my purchase in Mobberley next Friday. 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 lender expect the insurance 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 requirements are not specific to conveyancing in Mobberley.

This question may be naive but I am new to the home buying as a 1st time buyer of a garden flat in Mobberley. Do I receive the keys to the property on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Mobberley?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

is it true that all Mobberley conveyancing solicitors on the Principality conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Principality approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

Last month we had a mortgage agreed in principle with RBS. Mobberley conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from RBS?

Some lenders take longer than others. Have RBS completed the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Mobberley?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Mobberley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying a new build house in Mobberley with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about the extras as it would put at risk my loan with the bank. Should I keep quiet?.

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.

I am looking for a conveyancing practitioner in Mobberley for my sale. Is it possible to see a firm’s record with the legal regulator?

Members of the public may search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could monitor call for training reasons.