All was ready to move into my new home in Ruislip Manor next Tuesday. 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 mortgage company. What risks does the bank 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 Part 2 requirements. These obligations are not limited to conveyancing in Ruislip Manor.

Is it correct that all Ruislip Manor CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?

It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

Completion of my purchase has taken place for my property in Ruislip Manor. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Barclays have agreed my mortgage in principle, my offer on a apartment in Ruislip Manor has been agreed to, what are the next steps?

The estate agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Contact Barclays or the financial adviser and complete any appropriate forms. Barclays will sellect a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Barclays will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ruislip Manor.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial land in Ruislip Manor?

Many commercial conveyancing solicitors in Ruislip Manor will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Ruislip Manor. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ruislip Manor.

For each commercial conveyancing transaction in Ruislip Manor it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Ruislip Manor commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Ruislip Manor.

I have recentlybeen informed that Arc property Solicitors have closed. They carried out my conveyancing in Ruislip Manor for a purchase of a freehold house 9 months ago. How can I establish that my home is in my name in the name of the former proprietor?

The easiest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ruislip Manor conveyancing specialists.

I am using a search engine for the phrase cheap conveyancing in Ruislip Manor it brings up numerous property lawyerslocally. How do I determine which is the suitable conveyancer for purchase transaction?

The preferential way of seeking a suitable conveyancer is through a trusted recommendation, so ask colleagues and relatives who have purchased a property in Ruislip Manor or a local estate agent or mortgage broker. Fees for conveyancing in Ruislip Manor differ, so it's advisable to request a minimum of four fee estimates from different solicitors. Be sure to secure confirmation that the fees are fixed.